Bathurst Property Market in 10 Charts

Bathurst: From the track to the property market

Located in the central tablelands of NSW, Bathurst is Australia's oldest inland colonial settlement. Known as the country's motorsport heartland and home to the iconic Mount Panorama circuit, the region has a population of around 50,000 and an economy underpinned by health care, education, retail trade, and construction.

Strategic transport links, including the Great Western and Mitchell highways and the Main Western Rail line to Sydney, reinforce Bathurst's status as a key regional hub.

Over the past 12 months, house prices rose by just 2.9%. However, market pressure has been building, and affordability remains relatively strong compared with much of NSW. Will conditions translate into stronger price growth in the year ahead? Let's find out.

As of June 2026, market pressure in Bathurst remains relatively high

Among the six metrics InvestorKit uses to assess market performance, Bathurst scores: 

• 3 (moderate) on rental yield and affordability

• 4 (strong) on price pressure and growth cycle position

• 5 (very strong) on rental pressure and incoming supply

Bathurst’s Demographic and Economic Trends

Bathurst's population growth is largely driven by overseas migration, which has supported steady expansion over the past nine years (growth ranging from 0.6% to 1.1%). The net growth rate peaked at 1.1% in 2021-22 and now stands at 0.7%, with declines in both internal and overseas migration contributing to the fall from the peak.

The unemployment rate has remained low since late 2019, rising from 1.2% in March 2019 to 2.9% by December 2025, yet it remains well below pre-pandemic levels. Job advertisements have eased in recent years but remain well above pre-pandemic levels. 

Together, these conditions support household incomes and sustained housing demand. 

Bathurst’s Property Market: Sales Market Trends

Bathurst's median house price rose 2.9% over the past 12 months to $710,000. Since October 2025, the 3-month rolling median has strengthened, and days on market have fallen from 63 to 48 days, indicating improving absorption and building price momentum.

Inventory has fallen from 4.8 to 2.4 months over the past year, driven by declining listings and rising sales volume. The recent stabilisation at this low level indicates sustained market pressure and potential upward price movement.

Building approvals have stabilised at low levels in recent years (1.3%), well below the high-rate benchmark. This suggests the existing undersupply is unlikely to ease in the near term.

Bathurst has delivered 6.5% annualised growth over the past decade, in line with the national long-term average (5-7%) but slightly below the regional city average (6.9%). Over the past five years, growth has accelerated to 8.4%, though it remains below the regional city average of 9.5%. With tightening market conditions, limited risk of oversupply, and strong economic fundamentals, there remains further upside.

Bathurst’s Property Market: Rental Market Trends

Bathurst's rental market is under high pressure, with vacancy rates below 1% for the past two years and currently at 0.7%. This level of constraint has supported strong rental growth of 10% over the past 12 months.

Bathurst's median rental yield has remained steady at 4.5% over the past nine months, above the regional average of 3.9%, providing a solid cash flow base for investors entering the market.

Bathurst’s Property Market: Affordability

Bathurst’s rental affordability has remained undervalued since 2018 and now sits 19% below the affordability threshold, having tightened from 29% undervalued in 2025 on the back of strong rent growth. 

Sales affordability has moved into the overvalued zone since 2023 as interest rates have climbed, and it now sits 13% overvalued relative to local income levels. However, Bathurst remains more affordable than many parts of NSW, and a gradual fall in interest rates over the next 2-3 years could provide further support.

Bathurst’s Property Market Outlook

Over the next 6 to 12 months, we expect: 

• Strong price growth: House price momentum will likely accelerate, supported by tightening inventory and declining days on market.

• Strong rent growth: With vacancy rates persistently below 1%, rental conditions are expected to remain tight, supporting continued rent growth.

Bathurst is the 26th regional city we examine in this Market Pressure Review Blog Series. Stay tuned for more cities to follow! InvestorKit is a data-driven buyers’ agency that selects purchase locations using a sophisticated market-pressure analysis system. This methodology has enabled our clients to achieve above-average growth and accelerate their investment journey. Interested in learning more about InvestorKit’s research and services? Talk to us today by clicking here to request your 15-minute FREE discovery call!