Chilcotts Grass NSW 2480

🏛️ About This Suburb (Last Updated Date: 2026-03-31)

History, Aboriginal heritage, and the story behind the name.

Chilcotts Grass — Bundjalung Country

Originally part of the 'Big Scrub' rainforest, the area was cleared for cedar logging and later utilized for dairy farming. It remained largely rural until residential subdivision accelerated in the late 1990s and early 2000s to meet demand for larger home sites.

A quiet, low-density residential enclave characterized by modern brick-and-tile family homes and larger-than-average suburban allotments.

⭐ Overall Score

7

A solid performer for families seeking safety and space, though reliant on neighboring suburbs for services.

📜

Name Origin

Named after the Chilcott family, prominent early European settlers and landowners in the Lismore district during the 19th century.

🏗️

Established

Gazetted 1987

⛰️

Elevation

Situated significantly higher than the Lismore CBD flood plain.

🌳

Nature

Bordered by the Tucki Tucki Creek and various remnant rainforest pockets.

🏘️

Density

Predominantly detached housing with very few multi-dwelling developments.

📊 Scorecard

12 key dimensions scored 0–10. Each score includes a one-line explanation.

Good

📈 Market Momentum

6

Steady demand as buyers prioritize flood-free locations in the Northern Rivers region.

🛍️ Amenity

4

Very limited internal retail or dining; residents must travel to Goonellabah or Lismore.

🏫 Schools

6

No schools within the suburb boundary, but several high-quality options are within a 5-10 minute drive.

🚌 Transport

3

Highly car-dependent with limited public bus frequency and no rail access.

🛡️ Risk Profile

6

Safe from riverine flooding but carries bushfire and landslip risks on steeper blocks.

🌳 Liveability

8

High quality of life for those seeking quiet, leafy streets and a safe environment for children.

👥 Demographics

8

Strong presence of established families and professionals with higher-than-average household incomes.

🔥 Rental Demand

7

Strong demand for family homes, particularly from professionals working at the nearby hospital or university.

🚀 Growth Potential

7

Positive outlook as 'flight to high ground' continues to drive value in elevated Lismore suburbs.

💰 Affordability

5

More expensive than Lismore CBD and Goonellabah, reflecting its premium, flood-safe status.

🔒 Crime & Safety

9

One of the safest suburbs in the 2480 postcode with very low incident rates.

🚶 Walkability

2

Poor; steep terrain and a lack of local shops make walking for errands impractical.

⚡ Quick Snapshot

Key metrics at a glance, plus your top advantages and watch-outs.

🏠

Housing Type

98% Houses

Almost exclusively detached dwellings

👨‍👩‍👧‍👦

Family Ratio

82%

High concentration of households with children

🌊

Flood Risk

Very Low

Substantial elevation above 2022 peak levels

🚗

CBD Commute

10-12 mins

Short drive to Lismore central business district

📉

Vacancy Rate

1.1%

Tight rental market for quality family homes

🔥

Fire Zone

Moderate

Vegetation buffers require ongoing maintenance

✅ Key Advantages

• High elevation provides exceptional security against regional flooding events.
• Larger block sizes compared to newer estates in nearby Goonellabah.
• Quiet, cul-de-sac heavy street layouts reduce through-traffic and enhance safety.
• Strong community feel with a high percentage of long-term owner-occupiers.
• Proximity to Southern Cross University and Lismore Base Hospital for employment.
• Scenic views over the valley and towards the coast from certain ridgeline properties.

⚠️ Key Watch-Outs

• Total reliance on private vehicles for daily errands and school runs.
• Insurance premiums may remain high due to the 2480 postcode's general flood history.
• Limited future development potential due to topography and environmental constraints.
• Lack of local parks or playgrounds within immediate walking distance for some streets.
• Potential for landslip on properties with significant gradients or poor drainage.
• Telecommunications and mobile reception can be patchy in lower-lying pockets.

🏘️ Suburb Overview

Character, property mix, price range and what drives value here.

🏙️ Character

Family Residential

How this suburb feels day-to-day.

🏠 Property Types

Modern detached houses, typically 4-bedroom with double garages.

Dominant dwelling stock.

💰 Price Range

$750k – $1.2m

Typical entry to ceiling.

💡 Why It Matters

Chilcotts Grass serves as the 'safe haven' for the Lismore region. Since the 2022 floods, its value proposition has shifted from a standard suburb to a premium, risk-mitigated asset for local families and professionals.

💰 Price Guide & Market Trends

Medians, rental market, 5-year history and property split.

🏠 House Median

$845,000

$780k – $1.15m

🏢 Unit Median

—

Insufficient data

📈 Price Trend

+4.8% past 12 months

12-month movement

🔑 Weekly Rents

Houses $680pw - $850pw

Current asking rents

📉 5-Year Price History

🏘️ Property Type Split

Prices spiked post-2022 as displaced residents sought high ground, followed by a correction and now a period of stable, organic growth driven by low supply.

🎯 Affordability

How this suburb compares to metro and state medians.

🏙️ vs Metro Average

45% below Sydney median

Price comparison

📋 Income Ratio

7.8x annual income

Median price ÷ median income

💳 Gross Yield

4.2% gross yield

Estimated rental yield

More AffordableModeratePremium

Entry levelMid rangePremium

While affordable compared to coastal hubs like Byron Bay, it is one of the most expensive suburbs in the Lismore LGA, reflecting its low-risk profile.

🔥 Rental Demand

Vacancy rates, demand pressure, tenant profile, and investor outlook.

📊 Vacancy Rate

1.1%

Lower = tighter market

⏱️ Days to Lease

18 days

Avg time on market

📈 Rent Growth p.a.

+6.5%

Annual rental increase

Demand Level

High

👤 Tenant Profile

Medical professionals, university academics, and families displaced by flood events.

💼 Investor Outlook

Strong. Low vacancy rates and a lack of new supply ensure consistent rental income. Capital growth is tied to the broader recovery of the Lismore region.

🚀 Growth Potential

Historical capital growth, infrastructure pipeline, and 5-year outlook.

+4.8%

1-Year Growth

+14.2% cumulative

3-Year Growth

+37.4% cumulative

5-Year Growth

📍 Growth Drivers

• Ongoing regional preference for flood-free residential land.
• Proximity to major regional employers (Health and Education).
• Limited land release in the immediate vicinity.
• Continued infrastructure investment in the Lismore LGA recovery.

⛔ Headwinds

• Rising cost of home insurance in the Northern Rivers.
• High interest rate environment impacting borrowing capacity for families.
• Economic volatility in the Lismore CBD affecting local employment.

🔮 5-Year Outlook

Expect steady growth outperforming the Lismore average. As the regional hub stabilizes, Chilcotts Grass will remain the preferred choice for middle-to-high income earners seeking security.

🛡️ Crime & Safety

Safety index, trend comparison, and what to check locally.

9

Safety Score

Excellent

📉 Trend

Stable

vs last 12 months

🏙️ vs Metro Average

40% below regional NSW average

Relative comparison

Risk Categories

Property Crime: Low Personal Safety: Very Low Traffic Incidents: Low

📋 What to Check Locally

Standard home security is sufficient; the suburb benefits from 'eyes on the street' due to high owner-occupancy.

⚠️ Risk Profile

Natural hazards and planning risks to verify before buying.

📋 Summary

The primary risks are environmental and financial rather than social. While safe from floods, the suburb faces bushfire and insurance challenges.

🌊 Flood Risk

Negligible risk of riverine flooding; however, local stormwater drainage should be checked on sloping blocks.

🔥 Bushfire Risk

Designated as bushfire prone in areas adjacent to the Tucki Tucki Creek corridor and eastern ridgelines.

🏦 Insurance Impact

Significant concern. Postcode 2480 attracts high premiums. Buyers must obtain specific quotes prior to exchange.

🗺️ Planning & Zoning

Development controls, overlays, and what's changing locally.

📐 Typical Zoning

R2 Low Density Residential

🔲 Overlays

Bushfire Prone Land, Landslide Risk (in specific sections).

🏗️ Development Hotspots

Very limited; mostly infill or minor extensions to existing dwellings.

Strict zoning ensures the suburb maintains its quiet, low-density character without the threat of high-rise encroachment.

🌳 Liveability

Day-to-day experience — transport, amenity, green space, schools and healthcare.

🚌 Transport

Poor; car is essential. Limited bus services to Lismore and Goonellabah.

🛍️ Amenity & Retail

Moderate; relies on Goonellabah (3 mins drive) for supermarkets, gyms, and cafes.

🌲 Parks & Recreation

Good; leafy environment with several small reserves, though formal playgrounds are sparse.

🏫 Schools

Good; close to Goonellabah Public, Blue Hills College, and Kadina High.

🏥 Healthcare

Excellent; 8-minute drive to Lismore Base Hospital and various specialist clinics.

👥 Demographics

Who lives here — income, age, ownership, and education levels.

An affluent family-heavy demographic with high rates of home ownership and professional employment.

💵 Median Income

$92,500 pa

🏠 Ownership

78% owner-occupied, 22% renting

🎂 Age Profile

Median age 41

🎓 Education

Higher than average tertiary education completion rates for the region.

📊 Age Distribution

The high owner-occupancy rate contributes to well-maintained properties and a stable, quiet community atmosphere.

🏗️ Major Developments

Infrastructure pipeline and what it means for values and liveability.

📋 Overview

Focus is on regional infrastructure recovery rather than local suburb expansion.

📈 Positive Impacts

• Upgrades to the Lismore-Bangalow Road improving regional connectivity.
• Ongoing expansion of Lismore Base Hospital services.
• Investment in flood-resilient infrastructure for access roads.

📉 Negative Impacts

• Construction traffic on main arterial roads during regional rebuild phases.
• Limited new commercial development within the suburb itself.

🗺️ Nearby Suburb Comparison

How neighbouring suburbs stack up on price, lifestyle and who they suit.

📍Goonellabah

Position Adjacent West

Price 15% cheaper

Lifestyle More amenities and shops, but higher density and more traffic.

Best for First home buyers and those wanting walkability.

📍Richmond Hill

Position North-East

Price 20% more expensive

Lifestyle Acreage living and larger lifestyle blocks.

Best for Buyers seeking space and privacy on large lots.

📍Lismore Heights

Position North-West

Price 10% cheaper

Lifestyle Older character homes, steeper streets, closer to CBD.

Best for Renovators and professionals working in the CBD.

📍Girards Hill

Position West

Price Similar

Lifestyle Heritage charm but significantly higher flood risk in lower parts.

Best for Heritage lovers willing to manage flood risks.

🔍 Similar Suburbs

Suburbs with a comparable profile — useful if this one is over budget or sold up.

Wollongbar

NSW

7.5/10

Elevated plateau suburb with a strong family focus and similar modern housing stock.

Family Friendly Flood Free

Middle Ridge

QLD

8/10

Premium fringe suburb with high owner-occupancy and focus on large family homes.

Established Safe

Mount Clear

VIC

7/10

Leafy, residential fringe suburb near a regional university and hospital.

Quiet Education Hub

Glenella

QLD

7.5/10

Elevated family-centric suburb on the edge of a regional center with low crime.

Modern Homes Suburban

💬 Community Sentiment

Aggregated themes from resident discussions, forums and local feedback.

📊 Overall Community Sentiment

Residents value the suburb for its safety and elevation. There is a strong sense of relief living here compared to lower parts of Lismore, though some complain about the lack of local shops.

👩

Sarah

Local resident 12 years

★★★★★

Peace of mind

We never have to worry about the rain here. It's the safest place for my kids to grow up in the Northern Rivers.

Safety Elevation

👨

David

Recent Buyer

★★★★☆

Insurance costs

The house is great, but the insurance premium was a shock. Make sure you shop around before you buy.

Property Quality Insurance

👩‍💼

Michelle

Working Parent

★★★☆☆

Convenience

I love the quiet, but I hate that I have to drive 10 minutes just to get a liter of milk.

Quiet Amenity

👴

Robert

Retiree

★★★★★

Community

The neighbors look out for each other. It's a very respectful and well-kept neighborhood.

Community Maintenance

👨‍💼

James

Landlord

★★★★☆

Rental Yield

Never had a vacancy longer than a week. High-quality tenants are always looking for homes here.

Demand Tenant Quality

👩‍🎓

Elena

First Home Buyer

★★★★☆

Value

It was more expensive than Goonellabah, but the larger block and the views made it worth the extra money.

Views Price

💡 Tailored Advice

Personalised guidance for every role in this market.

🏠 Buyers 🏷️ Sellers 📈 Investors 🔑 Renters 🏢 Landlords 🤝 Agents

🧑‍💼 Buyer Strategy

• Prioritize properties on the high side of the street to ensure optimal drainage.
• Verify the exact bushfire attack level (BAL) rating for the property.
• Check for any history of landslip or soil instability on steeper allotments.
• Obtain multiple insurance quotes early in the due diligence process.
• Look for homes with established gardens that provide privacy from neighbors.
• Consider the proximity to the Tucki Tucki Creek corridor for both views and fire risk.

❓ Questions to Ask the Agent

• Has this property ever had issues with stormwater runoff from neighboring blocks?
• What is the current insurance premium for the owner, and which insurer are they with?
• Are there any known landslip overlays or geotechnical reports for this specific street?
• What is the Bushfire Attack Level (BAL) rating for this dwelling?
• Are there any easements on the property that restrict building a pool or shed?
• How many offers have been received from out-of-area buyers?
• Is the property connected to NBN Fibre to the Premises (FTTP) or Node (FTTN)?
• What are the most recent comparable sales in this specific street?

🏷️ Seller Strategy

• Highlight 'flood-free' status prominently in all marketing materials.
• Ensure retaining walls are inspected and certified if they are significant.
• Focus marketing on the family-friendly cul-de-sac lifestyle.
• Present a clear record of bushfire maintenance and gutter cleaning.
• Target professionals from the hospital and university in digital ad campaigns.

📣 Positioning Tips

Position the property as a 'low-risk, high-reward' family asset. Emphasize the security of the location and the quality of the neighborhood compared to lower-lying regional alternatives.

💼 Investment Case

A defensive play in a volatile regional market. High demand for flood-safe housing ensures capital protection.

⚠️ Investment Risks

High entry price for the region and potential for stagnant growth if insurance costs become prohibitive.

📈 Action Plan

• Target 4-bedroom homes with double garages.
• Ensure the property has a low-maintenance yard to appeal to busy professionals.
• Check for solar power installations to offset rising energy costs.
• Verify the property is outside the immediate bushfire high-risk zone.

🔑 Renter Tips

• Be prepared with a strong application; competition for houses is fierce.
• Check mobile signal strength inside the house during the inspection.
• Inquire about lawn maintenance responsibilities for larger blocks.

🏘️ What Renters Love Here

Extremely quiet and safe environment for children.

⚠️ Renter Watch-Outs

You will need a car for everything; public transport is not reliable for commuting.

🏢 Landlord Strategy

• Maintain gardens to a high standard to attract premium tenants.
• Consider allowing pets, as many families in this area have them.
• Install air conditioning, as the suburb can get quite humid.

📋 Compliance & Management

Ensure smoke alarms are compliant with the latest NSW legislation and check for any overhanging trees near power lines.

🤝 Agent Insights

• Buyers are currently hyper-focused on elevation and drainage.
• Stock levels are historically low, leading to competitive bidding.
• Out-of-area buyers are increasing, looking for regional safety.

🎯 Marketing Angles

The 'Safe Haven' of Lismore; Elevated Living; Family Sanctuary.

👤 Target Buyer Profile

Local families upgrading, medical professionals, and risk-averse regional relocators.

✅ Due Diligence Checklist

Tap items to tick them off. Don't skip these before signing anything.

✓

Confirm the property is above the 1-in-100-year flood level.

✓

Obtain a formal geotechnical report if the block has a significant slope.

✓

Check the NSW Rural Fire Service (RFS) bushfire prone land map.

✓

Review the Section 10.7 Planning Certificate for any hidden overlays.

✓

Inspect all retaining walls for signs of movement or cracking.

✓

Verify the condition of the roof and gutters for bushfire preparedness.

✓

Test mobile phone reception across different rooms in the house.

✓

Check the Lismore Council Development Online portal for nearby pending DAs.

✓

Assess the distance and travel time to the nearest supermarket during peak hours.

✓

Evaluate the quality of local fencing for privacy and security.

✓

Confirm the availability and speed of internet services.

✓

Review the property's drainage system during or after heavy rain if possible.

📚 Government Sources & Disclaimer

Official council and government links only. Always verify independently before any property decision.

🔗 lismore.nsw.gov.au 🔗 planningportal.nsw.gov.au 🔗 abs.gov.au 🔗 rfs.nsw.gov.au

⚠️ Important Disclaimer

This report is based on data available as of 2026-03-31. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with qualified professionals before making any property purchase.