Moree
Investment Score
72
/100
AI Intelligence Summary
Moree is a regional agricultural hub in northwestern NSW, approximately 460km from Sydney, renowned for its natural artesian hot springs and role as a service center for the surrounding farming region. The town maintains a stable population of around 9,000 residents with a significant Aboriginal and Torres Strait Islander community. Connected by the Newell Highway and rail services to Sydney and Brisbane, Moree offers affordable housing with median house prices around $240,000. The local economy is primarily driven by agriculture, cotton farming, and tourism related to the famous hot springs. While the property market remains affordable and shows resilience, it faces challenges from population decline trends and limited economic diversification. The town provides essential regional services including healthcare, education, and recreational facilities, making it an important center for the broader Moree Plains Shire region.
Strengths
- •Natural artesian hot springs attracting tourism
- •Strategic location on major Newell Highway freight route
- •Strong agricultural economy with cotton and grain production
- •Affordable property market with good rental yields
Opportunities
- •Tourism development around hot springs and wellness facilities
- •Agricultural technology and value-adding industries
- •Renewable energy projects in the region
- •Infrastructure improvements through government regional funding
Considerations
- •Population decline and demographic challenges
- •Limited economic diversification beyond agriculture
- •Distance from major metropolitan centers
- •Aging infrastructure requiring ongoing investment
A decision, not just a search · Moree
Does a promising suburb make this the right property decision?
No. Suburb data can help you shortlist, but it cannot establish the value, condition or suitability of a particular property. Compare buying, retaining your current property and waiting against your household cash flow, finance conditions and intended holding period.
Questions that could change the answer
- What would make this location unsuitable even if its median price rises?
- Could you meet the costs if income falls, the property is vacant or repairs are needed?
- Are you comparing a specific property with genuinely comparable sales—or only an area average?
Evidence to obtain—not yet verified here
- Comparable property evidence with transaction dates and relevant differences.
- Current loan terms, household commitments and a realistic cash-flow buffer.
- Property inspections, contract advice and ownership/tax advice where relevant.
Other options: Shortlist another property, retain what you own, reduce the budget or delay. Growth expectations alone are not a reason to proceed.
Next action: Ask a Property Advisor to connect the property evidence with your priorities, and identify the finance, tax or legal professional required for unresolved questions.
When to revisit: Revisit if the price, lending terms, inspection findings or household circumstances change.
General decision guidance—not a property assessment, personal recommendation or verified client result. Dates on surrounding market content apply to that content, not to checks on your property.
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Property Market
$240K
+3.2% 1yr
$165K
+2.8% 1yr
$240/wk
$195/wk
65
1.8%
55.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +3.2% | +8.5% | +15.2% |
| Unit | +2.8% | +7.2% | +12.8% |
Rental Yields
House Yield
5.2%
Unit Yield
6.1%
Investment Scorecard
Demand/Supply Ratio: 1.20
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Moree at median house price
Stamp Duty Estimate
Save $6,570
+8% surcharge
Negative Gearing Position
Wage offset available until 1 July 2027
An established purchase today falls under the 2026 reforms. From 1 July 2027, losses on established residential property can only offset residential rental income or residential capital gains — not your salary.
$240/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$70/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $2,004
CPA Note: Land tax applies to your total NSW land holdings, not individual properties. Portfolio holders should aggregate all investment land values.
CGT Projection
Based on 3.0% p.a. growth (from 5-year trend), CPI indexation + 30% minimum rate, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$6,570
After-tax yield
3.17%
Weekly holding cost
$70/wk
10yr CGT (est.)
$2,585
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). This calculator provides estimates for illustrative purposes only and does not constitute financial, tax, or investment advice. Results depend on assumptions that may not reflect your actual situation. Tax laws, interest rates, and market conditions change frequently. Always consult a qualified professional — such as a CPA, mortgage broker, or financial adviser — before making financial decisions. Local Knowledge Group of Companies provides integrated advisory through Local Knowledge (CPA), Local Knowledge Finance (Mortgage Brokerage), and Local Knowledge Property (Licensed Agency).
Demographics
9,200
38
$52K
per annum
58.0%
28.0%
18.0%
6.8%
12.0%
Dwelling Mix
Lifestyle & Community
15
8
1
460.0 km
Nearest Station: Moree Railway Station
Outdoor recreation, hot springs wellness, agricultural shows, golf, fishing, and strong community events including festivals and sporting activities.
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Data sourced from multiple sources. Last updated 11 April 2026.