Goulburn (NSW 2580) in Focus 2026: $695,000 Median, 4.1% Yield & 60/100 R-Score

Market Classification: Accelerating Momentum Turnaround · R-Score: 60/100 (National Rank #6,163 of 15,286) · Street Average: 34/100 across 492 streets.

Lagging 12-month median price tables often miss the inflection point when a suburb transitions from quiet accumulation into active expansion. Over the past year, Goulburn’s R-Score has climbed by +18 points to 60/100 as days on market (65 days) and rental vacancy (3.2%) tightened ahead of the broader NSW market.

Below is our full September 2026 quantitative and street-level breakdown for Goulburn (NSW 2580), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Goulburn Mulwaree (NSW), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 15,907 residential addresses.

1. Goulburn (NSW) 3-Year Market Trajectory & 27-Indicator R-Score (September 2026)

Over the past 12 months, Goulburn’s median house price moved +3.7% (from $670,000 to $695,000), bringing its 3-year cumulative price movement to -7.7% (from $753,000 three years ago). On the rental side, median weekly asking rents moved +5.8% over the past year to $550/wk (+1.7% over 36 months), equating to a 4.1% gross rental yield. Compared with 12 months ago—when Goulburn carried an R-Score of 42/100—its current composite R-Score of 60/100 represents a +18-point shift in underlying market pressure.

Indicator / R-Score Pillar	Goulburn (NSW) Current	12-Month / 36-Month Context
Composite Suburb R-Score	60 / 100	Ranked #6,163 of 15,286 suburbs (was 42/100 12m ago)
Median House Price	$695,000	12m change: +3.7% · 36m change: -7.7%
Median Weekly Rent & Gross Yield	$550/wk (4.1%)	12m rent change: +5.8% · 36m rent change: +1.7%
Rental Vacancy & Days on Market	3.2% vacancy	Median selling time: 65 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	29 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	32 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	74 / 100	Measures short/medium-term price velocity vs Goulburn Mulwaree & NSW
Pillar 4: Yield Pressure	58 / 100	Measures gross rental yield, rent trajectory & vacancy compression

2. The “Two-Speed Suburb” Test: Best & Worst Streets in Goulburn (NSW)

Why do two 4-bedroom houses in Goulburn achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 15,907 addresses across 492 streets in Goulburn through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 74 streets (19% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Goulburn rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 77 streets pass the core owner-occupier and public-housing thresholds but sit below the suburb median on weekly rent or yield.
• Weaker / Caution Street Profile (Score 0–25): 234 streets fail one or both census tenure thresholds—meaning either owner-occupation sits at or below 65% or state/community public housing exceeds 5% on those specific SA1 blocks.

Top 5 Highest-Scoring Streets in Goulburn (NSW)

These streets sit in SA1 census blocks with high homeowner pride of ownership, minimal social housing concentration, and strong block-level rents (inspect all 492 streets in Goulburn):

Top Street in Goulburn	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Major Drive	100/100	42	88%	2.1%	$578/wk (4.2%)
#2 Hoddle Avenue	100/100	29	88%	2.1%	$578/wk (4.2%)
#3 Macalister Drive	100/100	23	88%	2.1%	$578/wk (4.2%)
#4 Macquarie Street	100/100	20	88%	2.1%	$578/wk (4.2%)
#5 Healey Street	100/100	36	80%	0%	$540/wk (4.1%)

Streets Where Block-Level Tenure Trails the Goulburn Average

By contrast, the streets below run through SA1 census blocks that fail one or more of our tenure or rental tests. A lower Street Score is not a judgement of any individual house, but it highlights where higher renter turnover or public housing concentration exists within Goulburn:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Workers Avenue	0/100	48	0%	102%	—
Apex Circle	0/100	27	0%	102%	—
Rotary Drive	0/100	10	0%	102%	—

3. Economic & Supply Drivers in Goulburn Mulwaree Council (New South Wales)

Goulburn sits within the Goulburn Mulwaree Local Government Area, which has a residential population of approximately 33,746 (+3.7% population movement over the past 3 years) and 13,642 total dwellings. Three council-level fundamentals shape Goulburn’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Goulburn Mulwaree are Health Care and Social Assistance (17%), Public Administration and Safety (11%), Retail Trade (11%), Accommodation and Food Services (8%). Multi-sector employment reduces reliance on any single employer or commodity cycle.
• New Building Approvals vs. Existing Stock: Over the latest 12-month financial year, Goulburn Mulwaree approved 2.3% new dwelling stock (~317.436 dwellings). Because new approvals exceed 1.8% of stock, investors in Goulburn must avoid generic greenfield house-and-land pockets and stick to established, built-out streets.
• Tracked Infrastructure Pipeline: Goulburn Mulwaree currently has $2.5 billion in tracked major infrastructure projects (placing it in the 61th percentile of Australian councils).

4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Goulburn (September 2026)

What does it actually cost to acquire and hold a typical house in Goulburn at today’s median price of $695,000 and median rent of $550/wk? Below is the baseline 80% Loan-to-Value Ratio (LVR) model we use to stress-test serviceability before shortlisting a property:

Cashflow & Capital Item	Goulburn Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$695,000	Settled house median as of September 2026
20% Deposit + Est. Stamp Duty & Costs	$172,360	$139,000 deposit (80% LVR) + ~$33,360 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$556,000	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$28,600/yr ($550/wk)	4.1% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$42,395/yr	Assumes 6.25% interest-only ($34,750/yr) + ~1.1% for council rates, insurance & property management ($7,645/yr)
Pre-Tax Weekly Cashflow Position	-$265/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

5. Who Should Buy in Goulburn—And 3 Rules Before You Make an Offer

R-Score Jumped +18 Points Over the Past 12 Months. Based on our September 2026 data, Goulburn is best suited to equity-backed homeowners and portfolio builders seeking a balanced entry price ($695,000) and 4.1% rental yield in NSW.

1. Never Buy Blind on the Suburb Median: In Goulburn, 234 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Goulburn Street Score Hub and target the 74 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Major Drive, individual lots can carry overland flow paths, steep gradients, or sewer easements that restrict granny-flat additions or spike insurance premiums.
3. Price Against Street-Matched Settled Comparables: Do not let a selling agent justify an asking price on a 25/100 street using comparable sales from a 100/100 street. Compare settled sales within the same SA1 Street Score band.