Casey Rollinson
5/94 Havannah Street, Bathurst, NSW 2795
Guide $430,000 – $460,000
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Open Saturday 6 June 11:30 am๐๏ธ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Bathurst โ Wiradjuri Country
As Australia's oldest inland settlement, Bathurst served as the gateway to the west and the site of the first gold discovery in 1851. This wealth funded the city's grand Victorian and Edwardian architecture, which remains a defining feature of the town center.
Today, it is a sophisticated regional city known for its 'City of Education' status and its global reputation as the home of Australian motor racing at Mount Panorama.
Overall Score
7.8
A high-performing regional center with exceptional lifestyle and educational foundations.
Aboriginal Name
Bileolaโ "Blue Jay or Place of many waters"
Name Origin
Named in 1815 after Henry Bathurst, 3rd Earl Bathurst, the British Secretary of State for the Colonies.
Established
Proclaimed 1815
Racing Heritage
Home to Mount Panorama, one of the world's most famous racing circuits.
Education Hub
Host to Charles Sturt University and several prestigious boarding schools.
Architecture
Contains some of the most intact Victorian-era streetscapes in regional Australia.
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
6.2
Steady growth following the post-pandemic surge, now stabilizing with consistent demand.
Amenity
8.5
Excellent retail, dining, and cultural facilities that rival metropolitan hubs.
Schools
9.2
A standout feature with a high density of top-tier public and private institutions.
Transport
5.5
Highly car-dependent for local travel, though rail links to Sydney exist.
Risk Profile
6.0
Impacted by historical flood zones and the costs of maintaining heritage-listed properties.
Liveability
8.4
High quality of life with ample green space, low congestion, and strong community feel.
Demographics
7.5
A balanced mix of university students, young families, and retirees.
Rental Demand
8.1
Consistently high due to the large student population and transient professional workforce.
Growth Potential
7.2
Supported by ongoing government investment and regional decentralization trends.
Affordability
7.8
Highly attractive compared to Sydney, though prices in premium pockets are rising.
Crime & Safety
6.8
Generally safe, though some localized issues with property crime in specific sectors.
Walkability
6.5
The CBD is highly walkable, but outer residential estates require a vehicle.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$685,000
Stable regional growth
Median Unit
$435,000
Strong investor yields
12mo Growth
4.5%
Outperforming many metro areas
Vacancy Rate
1.4%
Tight rental market
Family Ratio
68%
Strong family presence
School Rank
High
Top regional performers
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Key Advantages
- Exceptional educational facilities from primary to tertiary levels.
- Robust and diverse local economy not solely dependent on one industry.
- Beautifully preserved heritage architecture and wide, leafy streets.
- Strong sense of community and active local events calendar.
- Significantly more affordable than Sydney or the Blue Mountains.
โ ๏ธ Key Watch-Outs
- Strict heritage conservation rules can make renovations expensive and slow.
- Significant flood-prone areas near the Macquarie River impact insurance.
- Extreme temperature variations, including very cold winters.
- Limited public transport options within the suburb and to surrounding regions.
- Localized pockets of higher crime rates in specific northern and eastern sectors.
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Historic Regional Hub
How this suburb feels day-to-day.
๐ Property Types
Victorian and Federation houses in the center, modern brick veneer in outer estates.
Dominant dwelling stock.
๐ฐ Price Range
$450k – $1.6m
Typical entry to ceiling.
๐ก Why It Matters
Bathurst offers a 'best of both worlds' scenario for tree-changers: metropolitan-level services and education with a relaxed regional pace. It is a critical service center for the Central West, ensuring long-term property resilience.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$685,000
$580k – $1.2m
๐ข Unit Median
$435,000
$380k – $550k
๐ Price Trend
+4.5% past 12 months
12-month movement
๐ Weekly Rents
Houses $520pw, Units $390pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
The market has transitioned from the rapid growth of 2021-2022 to a sustainable 'buy and hold' phase. Heritage properties in the CBD command a significant premium.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
58% below Sydney metro median
Price comparison
๐ Income Ratio
6.8x annual income
Median price รท median income
๐ณ Gross Yield
4.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While affordable compared to Sydney, local price growth has outpaced local wage growth over the last five years. It remains one of the most accessible major regional cities in NSW.
๐ฅ Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
๐ Vacancy Rate
1.4%
Lower = tighter market
โฑ๏ธ Days to Lease
19 days
Avg time on market
๐ Rent Growth p.a.
+6.2%
Annual rental increase
Demand LevelHigh
๐ค Tenant Profile
University students, healthcare workers at Bathurst Hospital, and young families moving for schools.
๐ผ Investor Outlook
Strong yields and low vacancy rates make it a reliable defensive play. Focus on 3-bedroom houses near schools or 2-bedroom units near the CBD for maximum occupancy.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.5%
1-Year Growth
+18% cumulative
3-Year Growth
+41% cumulative
5-Year Growth
๐ Growth Drivers
- Continued expansion of Charles Sturt University campus.
- Government investment in the Bathurst Integrated Medical Centre.
- Ongoing decentralization of NSW government departments.
- Growth in regional tourism and the Mount Panorama precinct.
- New residential land releases in Llanarth and Eglinton.
โ Headwinds
- Rising insurance costs in flood-affected zones.
- Higher interest rates impacting first-home buyer entry.
- Construction cost inflation affecting new builds.
๐ฎ 5-Year Outlook
Expect steady, moderate growth. Bathurst is unlikely to see the volatility of Sydney, acting instead as a stable wealth-builder supported by infrastructure and population growth.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
6.8
Safety Score
Average
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
Lower violent crime than metro hubs, but comparable rates of opportunistic property crime.
Relative comparison
Risk Categories
Break and Enter: Medium Vehicle Theft: Medium Assault: Low
๐ What to Check Locally
Check specific street-level data on the BOCSAR maps, as safety can vary significantly between the CBD, Kelso, and the newer western estates.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
The primary financial risks involve environmental factors and regulatory constraints on older properties.
๐ Flood Risk
High risk in areas adjacent to the Macquarie River. Check the Bathurst Regional Council Floodplain Management Plan.
๐ฅ Bushfire Risk
Low in the urban center, but moderate on the fringes near Mount Panorama and rural-residential interfaces.
๐ฆ Insurance Impact
Expect high premiums for properties in the 1-in-100-year flood zone; some insurers may decline cover for flood.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
R1 General Residential
๐ฒ Overlays
Heritage Conservation Area, Flood Planning Map.
๐๏ธ Development Hotspots
Llanarth and Windradyne for new residential; CBD for adaptive reuse of heritage buildings.
Zoning is protective of the city's character, meaning large-scale high-rise is unlikely, preserving the value of low-density residential land.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Daily rail service to Sydney (Central West XPT and Bathurst Bullet). Local bus network is limited.
๐๏ธ Amenity & Retail
High-quality shopping at Bathurst City Centre and Stockland. Excellent cafes and a growing 'foodie' scene.
๐ฒ Parks & Recreation
Machattie Park is a premier Victorian park; extensive sporting fields at Morse Park.
๐ซ Schools
A major drawcard. Includes St Stanislaus' College, All Saints College, and MacKillop College.
๐ฅ Healthcare
Bathurst Base Hospital provides comprehensive services, supplemented by a growing private specialist sector.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
A diverse population with a strong educational and professional base.
๐ต Median Income
$74,500 pa
๐ Ownership
62% owner-occupied, 35% renting
๐ Age Profile
Median age 37
๐ Education
High percentage of residents with tertiary qualifications compared to regional averages.
๐ Age Distribution
The high 'under 25' population is driven by the university, creating a vibrant atmosphere and a permanent floor for rental demand.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
Focus is on healthcare and CBD revitalization.
๐ Positive Impacts
- Bathurst Integrated Medical Centre (BIMC) bringing specialist jobs.
- CBD Master Plan improving pedestrian links and public spaces.
- Expansion of the Bathurst Rail Museum precinct.
๐ Negative Impacts
- Construction noise and traffic in the CBD during redevelopment.
- Pressure on existing parking infrastructure.
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Kelso
Position East
Price 20% cheaper
Lifestyle More industrial and retail-heavy, larger blocks.
Best for First home buyers and budget-conscious investors.
๐Eglinton
Position North
Price 10% more expensive
Lifestyle Semi-rural feel with modern family homes.
Best for Families seeking larger modern homes and quiet streets.
๐Llanarth
Position West
Price 15% more expensive
Lifestyle Premium new estates with elevated views.
Best for Upgraders and professionals.
๐Windradyne
Position West
Price Similar
Lifestyle Established 80s/90s suburbia with good amenities.
Best for Established families.
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Orange
NSW
8.1/10
Similar regional hub with strong heritage and cool climate.
Ballarat
VIC
7.9/10
Gold rush history, grand architecture, and strong education sector.
Armidale
NSW
7.2/10
Known as a 'City of Education' with a major university and private schools.
Toowoomba
QLD
8.3/10
Large regional center with elite schools and heritage charm.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents value the 'big city services, small town feel' and the exceptional schooling options. There is a strong pride in the city's history, though some frustration exists regarding the cold winters and limited night-life for non-students.
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Family Life
The best place to raise kids. The schools are world-class and everything is 5 minutes away.
Schools Convenience
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Affordability
I could never afford a character home like this in Sydney. The heritage rules are a bit of a pain, but worth it.
Value Red Tape
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Investment
Vacancy is never an issue here because of the Uni and the Hospital staff.
Rental Yield Demand
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Lifestyle
Great vibe during the day, but it gets very quiet at night and the winters are freezing.
Vibe Weather
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Amenity
The parks and the hospital are excellent. It's a very comfortable place to grow old.
Healthcare Parks
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Economy
The race weeks bring in huge money, but the city is busy enough year-round to sustain us.
Economy Tourism
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Prioritize properties on the 'South' or 'West' sides for better elevation and less flood risk.
- If buying heritage, get a specialized building report to check for rising damp and old wiring.
- Check the Council's Heritage Conservation Area (HCA) map before planning any external changes.
- Look for properties with north-facing living areas to mitigate high winter heating costs.
- Negotiate harder on properties in the 1-in-100-year flood zone due to insurance hurdles.
โ Questions to Ask the Agent
- Is this property located within the 1-in-100-year flood planning area?
- Are there any specific heritage overlays that prevent adding a second story or a carport?
- What is the current heating system, and has the insulation been recently upgraded?
- Has the property ever experienced any dampness or foundation movement common in older local builds?
- What are the most recent comparable sales in this specific street, excluding flood-affected homes?
- Is the property within the catchment for Bathurst Public or one of the private colleges?
- Are there any planned developments in the immediate vicinity that could impact views or traffic?
๐ท๏ธ Seller Strategy
- Highlight energy efficiency upgrades (insulation, double glazing) as they are highly valued in this climate.
- Professional photography of heritage features is essential for attracting out-of-area buyers.
- Ensure all historical extensions have Council approval to avoid settlement delays.
- Spring and Autumn are the best times to sell when the city's famous gardens are in bloom.
- Target Sydney 'tree-changer' buyers with digital marketing focusing on the school catchments.
๐ฃ Positioning Tips
Position the property as a lifestyle-first investment. Emphasize the proximity to elite schools and the CBD's dining precinct to appeal to the growing professional demographic.
๐ผ Investment Case
Bathurst offers a stable yield-focused investment with low vacancy risk.
โ ๏ธ Investment Risks
Over-exposure to student housing if the university shifts more to online learning; flood risk impacting capital growth.
๐ Action Plan
- Target 3-bedroom houses in West Bathurst or Windradyne for long-term family tenants.
- Consider dual-occupancy or granny flat potential (STCA) to maximize yield.
- Avoid the immediate flood plain regardless of the price discount.
- Ensure the property has efficient heating (gas or reverse cycle) to attract premium tenants.
๐ Renter Tips
- Start looking at least 6 weeks before the university semester begins in February.
- Check the heating type; electric baseboard heaters will lead to very high winter bills.
- Ask about the NBN connection type as some older parts of town have slower speeds.
๐๏ธ What Renters Love Here
Affordable rents compared to metro areas; high quality of life.
โ ๏ธ Renter Watch-Outs
Very competitive market during the university intake period.
๐ข Landlord Strategy
- Regularly service heating systems before winter to avoid emergency call-outs.
- Consider allowing pets to stand out in a tight market, as many families move with them.
- Keep gardens low-maintenance but neat to appeal to busy professionals.
๐ Compliance & Management
Ensure all smoke alarms and corded window coverings meet the latest NSW rental standards.
๐ค Agent Insights
- The 'Bathurst Bullet' train service has increased interest from semi-remote workers.
- Heritage homes are the primary draw for Sydney buyers, while locals prefer newer builds in Llanarth.
- Stock levels remain tight, keeping prices firm despite broader market cooling.
๐ฏ Marketing Angles
The '10-minute city'—where work, elite schools, and recreation are all within a 10-minute drive.
๐ค Target Buyer Profile
Young professional families from Sydney's West/Inner West and local medical professionals.
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Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
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Verify flood status on the Bathurst Regional Council online mapping tool.โ
Order a formal Heritage Impact Statement if planning significant renovations.โ
Check the NSW Planning Portal for any nearby DA approvals.โ
Obtain a building and pest report with a specific focus on rising damp and termites.โ
Confirm the school catchment zone via the School Finder website.โ
Review the Section 10.7 Certificate for any hidden easements or land slip risks.โ
Check the proximity to the Mount Panorama noise exclusion/impact zones.โ
Assess the energy efficiency rating (EER) or equivalent for winter livability.โ
Verify NBN availability and technology type (FTTP vs FTTN).โ
Compare insurance quotes from at least three providers to check for flood loading.โ
Inspect the property during the late afternoon to assess natural light in winter.โ
Check for any local council plans for road widening or infrastructure changes nearby.๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
๐ bathurst.nsw.gov.au ๐ abs.gov.au ๐ planningportal.nsw.gov.au ๐ crime-statistics.nsw.gov.au
โ ๏ธ Important Disclaimer
This report is for informational purposes only and does not constitute financial or legal advice. Data is based on 2025-2026 projections and historical trends. Buyers should conduct their own independent research and consult with professionals before making a purchase.
