North Wagga Wagga (NSW 2650) in Focus 2026: $600,000 Median, 4.8% Yield & 94/100 R-Score

Market Classification: Established Family & Commuter Corridor · R-Score: 94/100 (National Rank #996 of 15,286) · Street Average: 91/100 across 40 streets.

North Wagga Wagga (NSW 2650) represents a bread-and-butter Australian family housing market($600,000 median price, $550/wk rent, 4.8% gross yield) supported by +0.8% 3-year council population movement. Here, investment returns are determined almost entirely by micro-location: separating quiet, >65% owner-occupied pockets from main-road or high-public-housing blocks.

Below is our full September 2026 quantitative and street-level breakdown for North Wagga Wagga (NSW 2650), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Wagga Wagga (NSW), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 498 residential addresses.

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

As of September 2026, North Wagga Wagga records a settled median house price of $600,000. On the rental side, median weekly asking rents moved +3.8% over the past year to $550/wk, equating to a 4.8% gross rental yield. Compared with 12 months ago—when North Wagga Wagga carried an R-Score of 99/100—its current composite R-Score of 94/100 represents a -5-point shift in underlying market pressure.

Indicator / R-Score Pillar	North Wagga Wagga (NSW) Current	12-Month / 36-Month Context
Composite Suburb R-Score	94 / 100	Ranked #996 of 15,286 suburbs (was 99/100 12m ago)
Median House Price	$600,000	12m change: +14.8%
Median Weekly Rent & Gross Yield	$550/wk (4.8%)	12m rent change: +3.8%
Rental Vacancy & Days on Market	2.6% vacancy	Median selling time: 60 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	35 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	65 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	76 / 100	Measures short/medium-term price velocity vs Wagga Wagga & NSW
Pillar 4: Yield Pressure	61 / 100	Measures gross rental yield, rent trajectory & vacancy compression

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

Why do two 4-bedroom houses in North Wagga Wagga achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 498 addresses across 40 streets in North Wagga Wagga through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 16 streets (89% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the North Wagga Wagga rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 2 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): 0 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 North Wagga Wagga (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 40 streets in North Wagga Wagga):

Top Street in North Wagga Wagga	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 William Street	100/100	46	78%	0%	$650/wk (12.7%)
#2 Henry Street	100/100	33	78%	0%	$650/wk (12.7%)
#3 Marah Street	100/100	32	78%	0%	$650/wk (12.7%)
#4 Mary Street	100/100	31	78%	0%	$650/wk (12.7%)
#5 Wall Street	100/100	23	78%	0%	$650/wk (12.7%)

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

North Wagga Wagga sits within the Wagga Wagga Local Government Area, which has a residential population of approximately 69,108 (+0.8% population movement over the past 3 years) and 26,183 total dwellings. Three council-level fundamentals shape North Wagga Wagga’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Wagga Wagga are Health Care and Social Assistance (16%), Public Administration and Safety (12%), Retail Trade (11%), Education and Training (10%). 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, Wagga Wagga approved 1.6% new dwelling stock (~427.015 dwellings). Because annual additions sit under 1.8% of stock, incoming supply is constrained relative to tenant and buyer demand.
• Tracked Infrastructure Pipeline: Wagga Wagga currently has $11.0 billion in tracked major infrastructure projects (placing it in the 88th percentile of Australian councils).

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

What does it actually cost to acquire and hold a typical house in North Wagga Wagga at today’s median price of $600,000 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	North Wagga Wagga Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$600,000	Settled house median as of September 2026
20% Deposit + Est. Stamp Duty & Costs	$148,800	$120,000 deposit (80% LVR) + ~$28,800 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$480,000	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$28,600/yr ($550/wk)	4.8% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$36,600/yr	Assumes 6.25% interest-only ($30,000/yr) + ~1.1% for council rates, insurance & property management ($6,600/yr)
Pre-Tax Weekly Cashflow Position	-$154/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

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

Solid 94/100 R-Score Backed by Wagga Wagga Fundamentals. Based on our September 2026 data, North Wagga Wagga is best suited to first-time property investors, homeowners unlocking $150k–$250k in equity, and second/third property buyers who need strong rental yield (4.8%) to preserve bank borrowing capacity while capturing capital growth.

1. Never Buy Blind on the Suburb Median: In North Wagga Wagga, 0 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the North Wagga Wagga Street Score Hub and target the 16 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike William Street, 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.