Moree (NSW 2400) in Focus 2026: Is It a Good Investment? R-Score 96/100, 7.6% Yield & Best Streets

Market Classification: High-Yield & Momentum Sweet Spot · R-Score: 96/100 (National Rank #754 of 15,286) · Street Average: 22/100 across 249 streets.

In a 6%+ interest rate environment, most Australian suburbs force investors to choose between capital growth momentum and holding cashflow. Moree is one of the rare markets in NSW currently delivering both: a 96/100 R-Score paired with a 7.6% gross rental yield at a $310,000 median price. That yield profile preserves bank borrowing serviceability so investors can sequence their next acquisition without a punishing cashflow deficit.

“I’d be careful about treating Moree’s 7.6% yield as the whole story. With 114 of 156 streets scoring below 50 and an average 131 days on market, I’d compare individual streets closely, including the 65% owner-occupied profile on the highest-scoring roads.”

Looking for the live, monthly-updated numbers? The Moree (NSW) suburb profile tracks the current median house price, rent, vacancy and R-Score, and the Moree street-by-street scores rank every street. This article is our investment analysis of what those numbers mean.

Below is our full September 2026 quantitative and street-level breakdown for Moree (NSW 2400), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Moree Plains (NSW), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 6,606 residential addresses.

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

Over the past 12 months, Moree’s median house price moved -22.5% (from $400,000 to $310,000), bringing its 3-year cumulative price movement to -4.3% (from $324,000 three years ago). On the rental side, median weekly asking rents moved +25% over the past year to $450/wk (+32.6% over 36 months), equating to a 7.6% gross rental yield. Compared with 12 months ago—when Moree carried an R-Score of 83/100—its current composite R-Score of 96/100 represents a +13-point shift in underlying market pressure.

Indicator / R-Score Pillar	Moree (NSW) Current	12-Month / 36-Month Context
Composite Suburb R-Score	96 / 100	Ranked #754 of 15,286 suburbs (was 83/100 12m ago)
Median House Price	$310,000	12m change: -22.5% · 36m change: -4.3%
Median Weekly Rent & Gross Yield	$450/wk (7.6%)	12m rent change: +25% · 36m rent change: +32.6%
Rental Vacancy & Days on Market	2.2% vacancy	Median selling time: 131 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	33 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	75 / 100	Measures short/medium-term price velocity vs Moree Plains & NSW
Pillar 4: Yield Pressure	57 / 100	Measures gross rental yield, rent trajectory & vacancy compression

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

Why do two 4-bedroom houses in Moree achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 6,606 addresses across 249 streets in Moree through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 21 streets (13% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Moree rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 21 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): 114 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 Moree (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 249 streets in Moree):

Top Street in Moree	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Kamilaroi Drive	100/100	42	65%	4.8%	$450/wk (7%)
#2 Lorna Rae Avenue	100/100	11	65%	4.8%	$450/wk (7%)
#3 Orana Avenue	100/100	10	65%	4.8%	$450/wk (7%)
#4 Broadwater Place	100/100	9	65%	4.8%	$450/wk (7%)
#5 Cameron Place	100/100	9	65%	4.8%	$450/wk (7%)

Streets Where Block-Level Tenure Trails the Moree 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 Moree:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Barwon Avenue	0/100	43	37%	35.3%	$300/wk
Birrawee Place	0/100	40	37%	35.3%	$300/wk
Arunga Street	0/100	29	37%	35.3%	$300/wk

3. Economic & Supply Drivers in Moree Plains Council (New South Wales)

Moree sits within the Moree Plains Local Government Area, which has a residential population of approximately 12,845 (-0.7% population movement over the past 3 years) and 6,191 total dwellings. Three council-level fundamentals shape Moree’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Moree Plains are Agriculture, Forestry and Fishing (25%), Education and Training (9%), Health Care and Social Assistance (9%), Retail Trade (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, Moree Plains approved 0.3% new dwelling stock (~16.78 dwellings). Because annual additions sit under 1.8% of stock, incoming supply is constrained relative to tenant and buyer demand.
• Tracked Infrastructure Pipeline: Moree Plains currently has $1.2 billion in tracked major infrastructure projects (placing it in the 44th percentile of Australian councils).

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

What does it actually cost to acquire and hold a typical house in Moree at today’s median price of $310,000 and median rent of $450/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	Moree Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$310,000	Settled house median as of September 2026
20% Deposit + Est. Stamp Duty & Costs	$76,880	$62,000 deposit (80% LVR) + ~$14,880 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$248,000	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$23,400/yr ($450/wk)	7.6% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$18,910/yr	Assumes 6.25% interest-only ($15,500/yr) + ~1.1% for council rates, insurance & property management ($3,410/yr)
Pre-Tax Weekly Cashflow Position	+$86/wk surplus	Before tax deductions / depreciation (confirm post-tax position with your accountant)

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

Rare Convergence of 5%+ Gross Rental Yield and Top-Quartile Demand. Based on our September 2026 data, Moree is best suited to first-time property investors, homeowners unlocking $150k–$250k in equity, and second/third property buyers who need strong rental yield (7.6%) to preserve bank borrowing capacity while capturing capital growth.

1. Never Buy Blind on the Suburb Median: In Moree, 114 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Moree Street Score Hub and target the 21 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Kamilaroi 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.