Alexander Cosh Sandy
52 Cheecum Road, Moree, NSW 2400
Auction if not sold prior
5 2 4
Auction Friday 25 September 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Moree — Kamilaroi / Gomeroi Country
Moree developed as a vital pastoral and agricultural centre in the mid-19th century. The discovery of artesian water in 1895 transformed the town into a renowned spa destination, while the expansion of the railway solidified its role as a regional transport hub.
Today, Moree is Australia's cotton capital, characterized by a resilient community and a transitioning economy focused on the Special Activation Precinct and Inland Rail logistics.
Overall Score
4
High investment yields are offset by significant security and environmental risks.
Aboriginal Name
Muru— "Long waterhole or rising sun"
Name Origin
Derived from the Kamilaroi word for the local river system and waterholes.
Established
Gazetted 1862
Artesian Water
Home to the famous Moree Artesian Aquatic Centre.
Agri-Powerhouse
Produces the highest value of agricultural produce of any shire in Australia.
Logistics Hub
Key junction for the Inland Rail project.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
5
Stable demand driven by infrastructure projects like the Special Activation Precinct.
Amenity
6
Good regional facilities including the aquatic centre, hospital, and retail strips.
Schools
5
Multiple primary and secondary options available, though performance varies.
Transport
4
Remote location but served by a regional airport and daily rail services to Sydney.
Risk Profile
2
High risk due to frequent flooding and persistent crime statistics.
Liveability
4
Varies greatly by street; high-quality pockets exist alongside disadvantaged areas.
Demographics
3
Significant socio-economic disadvantage and high unemployment in specific cohorts.
Rental Demand
8
Strong demand from transient workers, government employees, and ag-sector staff.
Growth Potential
6
Linked to the success of the Special Activation Precinct and Inland Rail.
Affordability
9
One of the most affordable regional hubs in NSW for entry-level buyers.
Crime & Safety
1
Consistently high rates of break-and-enter and motor vehicle theft compared to state averages.
Walkability
5
The town centre is flat and navigable, but safety concerns limit evening walking.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Gross Yield
7.2% - 8.5%
Well above NSW state average
Flood Risk
High
Mehi River impact is significant
Crime Rate
Critical
Property crime is a major concern
Major Project
SAP
Special Activation Precinct
Connectivity
Airport
Daily flights to Sydney
Median House
$360,000
Estimated March 2026
✅ Key Advantages
- Exceptional rental yields often exceeding 7% gross.
- Very low entry price point for first-time investors.
- Major government investment via the Special Activation Precinct (SAP).
- Strong long-term employment prospects in agriculture and logistics.
- High-quality regional amenities including the Artesian Aquatic Centre.
⚠️ Key Watch-Outs
- High insurance premiums due to flood and crime risks.
- Persistent youth crime and property security issues.
- Vulnerability to agricultural cycles and drought.
- Significant street-by-street variation in safety and value.
- Reactive clay soils causing foundation issues in older homes.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Regional Agricultural
How this suburb feels day-to-day.
🏠 Property Types
Primarily detached houses on large blocks, some units near the CBD.
Dominant dwelling stock.
💰 Price Range
$180k – $650k
Typical entry to ceiling.
💡 Why It Matters
Moree serves as the engine room for NSW agriculture. While it faces social challenges, its role in the national supply chain makes it a strategic location for industrial growth and high-yield residential investment.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$360,000
$220k – $600k
🏢 Unit Median
$215,000
$160k – $280k
📈 Price Trend
+3.5% past 12 months
12-month movement
🔑 Weekly Rents
Houses $420pw, Units $310pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices remain low compared to coastal NSW, but the high yield-to-value ratio attracts investors despite the risk profile.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
72% below Sydney median house price
Price comparison
📋 Income Ratio
4.8x annual income
Median price ÷ median income
💳 Gross Yield
7.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Moree is exceptionally affordable, but buyers must factor in high non-mortgage costs like insurance and security upgrades.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
19 days
Avg time on market
📈 Rent Growth p.a.
+6.5% pa
Annual rental increase
Demand Level
High
👤 Tenant Profile
Seasonal agricultural workers, health professionals, and government contractors.
💼 Investor Outlook
Strong cash-flow potential. Demand is bolstered by the Special Activation Precinct construction and the Inland Rail project.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.5%
1-Year Growth
+14% cumulative
3-Year Growth
+28% cumulative
5-Year Growth
📍 Growth Drivers
- Moree Special Activation Precinct industrial development.
- Inland Rail construction and logistics hub status.
- Expansion of high-value agricultural processing.
- Renewable energy projects in the wider New England region.
⛔ Headwinds
- Reputational issues regarding safety deterring families.
- Extreme weather events (floods and droughts).
- Increasing cost of insurance and property maintenance.
🔮 5-Year Outlook
Moderate growth expected as industrial projects come online, though capital gains may be capped by socio-economic factors and safety perceptions.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
1
Safety Score
Well Below Average
📉 Trend
Stable but High
vs last 12 months
🏙️ vs Metro Average
Significantly higher crime rate than NSW regional averages
Relative comparison
Risk Categories
Break and Enter: High
Motor Vehicle Theft: High
Assault: Medium
📋 What to Check Locally
Review the BOCSAR crime maps for specific street-level data and prioritize properties with existing security infrastructure.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Investment in Moree requires a high tolerance for risk, specifically regarding environmental hazards and property security.
🌊 Flood Risk
Large portions of the town are subject to inundation from the Mehi River; floor heights are critical.
🔥 Bushfire Risk
Low risk within the main township; primarily a grassland fire risk in surrounding rural areas.
🏦 Insurance Impact
Extremely challenging; some insurers may decline cover for flood or theft in high-risk zones.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R1 General Residential
🔲 Overlays
Flood Planning, Heritage Conservation (limited areas)
🏗️ Development Hotspots
Moree Special Activation Precinct (East Moree)
The SAP zoning allows for significant industrial diversification which will drive long-term employment.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Daily XPT rail service to Sydney and regional flights; limited local public transport.
🛍️ Amenity & Retail
Excellent for a town of its size, featuring a major hospital, shopping centres, and the aquatic centre.
🌲 Parks & Recreation
Several well-maintained parks, though usage is often restricted to daylight hours for safety.
🏫 Schools
Selection of public and private schools; Moree Secondary College has two campuses.
🏥 Healthcare
Moree District Hospital provides essential services and emergency care.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A diverse population with a strong Aboriginal heritage and a workforce dominated by agriculture and social services.
💵 Median Income
$68,500 pa
🏠 Ownership
48% owner-occupied, 46% renting
🎂 Age Profile
Median age 34
🎓 Education
High percentage of vocational training related to agriculture and trades.
📊 Age Distribution
The young demographic and high rental percentage support strong investment yields but also highlight social service needs.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The town is undergoing a structural economic shift driven by state-led industrial planning.
📈 Positive Impacts
- Moree Special Activation Precinct creating thousands of jobs.
- Inland Rail enhancing freight connectivity to Brisbane and Melbourne.
- Upgrades to the Moree Artesian Aquatic Centre boosting tourism.
📉 Negative Impacts
- Construction-related disruptions and housing shortages for locals.
- Pressure on existing social infrastructure.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Narrabri
Position
100km South
Price
More expensive
Lifestyle
Mining and gas influence, generally perceived as safer.
Best for
Families and resource sector workers.
📍Inverell
Position
120km East
Price
Similar to slightly higher
Lifestyle
Hilly terrain, cooler climate, more diversified retail.
Best for
Retirees and lifestyle seekers.
📍Goondiwindi
Position
125km North
Price
Higher
Lifestyle
Stronger community pride and lower crime rates.
Best for
Agribusiness professionals.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Gunnedah
NSW
5/10
Strong agricultural base with significant industrial growth drivers.
Griffith
NSW
6/10
Major regional centre driven by high-value agriculture and irrigation.
Leeton
NSW
6/10
Affordable housing with strong ties to agricultural processing.
Muswellbrook
NSW
5/10
High rental yields and industrial transition challenges.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely loyal and value the 'country spirit' and artesian baths, but express deep frustration with safety and youth crime.
★★★☆☆
Economic Opportunity
The business opportunities here are huge if you can handle the isolation, but the crime issues make it hard to keep staff.
Business growth
Crime impact
★★★★☆
Rental Yields
As an investor, the returns are unbeatable. My property was tenanted within three days of listing.
Rental yield
Tenant demand
★★☆☆☆
Safety Concerns
I love the baths and my neighbors, but I've had to install shutters and cameras just to feel okay at night.
Community spirit
Security
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties in 'South Moree' or established higher-ground areas.
- Check the flood planning level for the specific lot before making an offer.
- Look for homes with existing security features like roller shutters and high fencing.
- Verify if the property has been restumped or if the foundations are stable on clay soil.
- Negotiate hard on properties with high insurance quotes.
❓ Questions to Ask the Agent
- Has this property ever had water over the floorboards in previous flood events?
- What is the current annual insurance premium for this specific address?
- Are the security shutters and alarm system included in the sale and fully functional?
- What is the soil type here, and has there been any history of structural cracking?
- How long has the property been on the market, and what is the seller's motivation?
- Is the property currently tenanted, and what is the tenant's payment history?
- What is the proximity of this property to the Special Activation Precinct boundaries?
🏷️ Seller Strategy
- Invest in professional security upgrades to reassure nervous buyers.
- Highlight recent flood-resilience improvements or floor height certifications.
- Target out-of-area investors looking for high-yield cash flow.
- Ensure air conditioning systems are fully serviced before summer inspections.
- Provide a clear history of insurance premiums to demonstrate insurability.
📣 Positioning Tips
Position the property as a high-yield investment vehicle or a strategic base for SAP-related workers.
💼 Investment Case
Moree offers some of the highest gross yields in NSW, making it a 'cash-cow' play.
⚠️ Investment Risks
High management fees, potential for property damage, and insurance exclusions.
📈 Action Plan
- Engage a property manager with strong experience in high-risk regional areas.
- Budget for higher-than-average maintenance and security costs.
- Focus on 'government-standard' housing to attract stable professional tenants.
- Diversify within the town to mitigate street-specific risks.
🔑 Renter Tips
- Look for properties with secure off-street parking.
- Ask about the history of break-ins at the specific address.
- Check that all windows and doors have functioning locks.
🏘️ What Renters Love Here
Very affordable rent relative to income; good access to town services.
⚠️ Renter Watch-Outs
Safety in certain areas after dark; extreme summer heat.
🏢 Landlord Strategy
- Install high-quality security screens and sensor lighting.
- Maintain landlord insurance that specifically covers malicious damage.
- Keep the garden low-maintenance to suit transient workers.
📋 Compliance & Management
Ensure all smoke alarms and safety switches are compliant as per NSW legislation.
🤝 Agent Insights
- The market is split between yield-hungry investors and local owner-occupiers.
- SAP developments are the primary talking point for long-term value.
🎯 Marketing Angles
Focus on the '7%+ Yield' and 'Inland Rail Growth' narratives.
👤 Target Buyer Profile
Portfolio investors, regional essential workers, and ag-sector contractors.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Check the Moree Plains Shire Council Flood Maps for the 1-in-100 year level.
✓
Review the BOCSAR crime heatmap for the specific street and block.
✓
Obtain a formal quote for building and contents insurance including flood cover.
✓
Conduct a professional building inspection focusing on reactive soil movement.
✓
Verify the zoning and any future overlays in the NSW Planning Portal.
✓
Check the status of the Mehi River levee banks near the property.
✓
Review the 2021/2026 ABS Census data for local socio-economic indicators.
✓
Inspect the property at different times of the day and night.
✓
Confirm the presence of working air conditioning (essential for Moree summers).
✓
Assess the condition of fencing and external security measures.
✓
Check for any heritage listings that might restrict renovations.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 moree.nsw.gov.au
🔗 planning.nsw.gov.au
🔗 bocsar.nsw.gov.au
🔗 abs.gov.au
🔗 planningportal.nsw.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-05. Property investment involves risk. Buyers should conduct their own independent financial, legal, and building due diligence before proceeding with a purchase.
