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Liverpool Plains Market Update 1st Half 2025

In 2024, Liverpool Plains* recorded a median house (residential homes with acreage under 5 acres) price of $356,500and a median vacant land (house block size) price of $120,000. This represents continues growth in the past 5 years, with 2024signifying an 18.8%median house price growth and 39.5%median vacant land growth, as well as market peak prices. The number of house and land sales have declined steadily, with 2024sales being the lowest thus far, representing a decline of -25.6% (to 128sales in 2024)for houses and -53.6%(to 13sales in 2024) forvacant land. This confirms an undersupplied market, which created a buffer against higher interest rates (hence price growth). Now is an ideal time for owners to sell.

Liverpool Plains£ will see approximately $40.4Mofnewprojectscommencing constructionbetween2023and2026

HOUSE SALES 5-YEARS 1-YEAR CHANGE FROM LAST HOUSE MEDIAN PRICE

LAND SALES

LAND MEDIAN PRICE

MEDIAN PRICE 2024

$356K $120K

MEDIAN PRICE 2024

AVERAGE DAYS ON MARKET 2024

In 2025 most of the planned projects in Liverpool Plains and its surrounds are infrastructure and commercial. This improves services for residents and increase liveability, however, this does not create new housing stock.

The main commercial development to commence is the 375 Inverkip Road Poultry Sheds ($17.8M). This project will assist with the agricultural industry in the region and will have a flow on effect through job creation and boost to the local community.

The Willow Tree Gravel Extension ($7.0M) and 197 Mayne Street Motel ($2.0M) are other large commercial projects that will help create jobs in the region into the future and attract more people into the area.

Some large infrastructure projects to commence include the Werris Creek Road Small Bridge Replacement ($3.5M),Chilcotts Creek Underbridge Replacement (S2.0M) and The Gap Bridge Replacement ($1.0m) . These projects will help keep the Liverpool Plains region well connected.

With no new residential stock coming onto the market the undersupply will continue; putting pressure on the housing market and increase prices.

AVERAGE VENDOR DISCOUNT*

Average vendor discount reflects the average percentage difference between the first list price and final sold price. A lower percentage difference (closer to 0.0%) suggests that buyers are willing to purchase close to the first asking price of a property.

Average house vendor discounts between 2021and 2024 have tightened to -4.7%, which although still remains a buyer’s market also suggest a shift towards sellers. With no new houses planned in 2025, the possibility of lesser discounts is high. Thus,now is an ideal time for buyers to act. On the other hand, average vacantland discount have widened to a greater discount of -10.5%, indicating buyers can still benefit from amore favourable market.

Liverpool Plains Local Government Area (LGA) proved to provide a more affordable median house and land prices than Tamworth Local Government Area (LGA) for the past 5 years. This continued to be the case in 2024.

Most of the homes sold in Liverpool Plains* across 2024 were in the middle price bracket of $300,000to $399,999 (33.3%). That said the more premium and premium price points is also gaining traction, with 31.7% of houses sales at $400,000and above. Vacant land had most sales (38.5%) in the most affordable price bracket of $49,000 and less, with a large proportion, 30.8%,in the middle price bracket of $100,000and $149,999. This indicates that there is a house to fit every budget in Liverpool Plains*.

MARKET COMPARISON

The market comparison graph provides a comparative trend for median price of houses and vacant land over the past 5years. Tamworth LGA chosen was based its proximity to the main LGA analysed, which is Liverpool Plains LGA.

PRICE BREAKDOWN 2024

$50,000 to $99,999

$100,000to $149,999

$150,000to $199,999

$200,000and above

LARGE RURAL DWELLINGS AND RURAL LAND > 5 ACRES

× Liverpool Plains* Large Dwelling Sales

× Liverpool Plains* Large Dwelling Median Price

× Liverpool Plains* Large Rural Land Sales

× Liverpool Plains* Large Rural Land Median Price

In the past 12months Liverpool Plains* continued tosee median house price growth in large dwellings (residential homes with acreage over 5 acres), increasing by 8.4% to $900,000.Large rural land (over 5 acres) median price have remained relatively stable, at $245,000. During this period, the number of large dwellings remained stable at 17sales in 2024, whilst large rural land sales was very small, at 4 sales. Overall this suggests an undersupplied market, more so for large rural residential dwellings, hence price growth.

In 2024# the dominant proportion of large dwelling sales was within the premium price segment of $1,050,000and above, which accounts for33.3%of sales. This suggests thatlarge residential dwellings have become premium stock. On the other hand, large rural land sales show split activity with even proportions of sales in the most affordable price point of below $199,999(33.3%) and the premium price point of above $2,275,000(33.3%). Whilst stock is limited in the large rural vacantland market, with an even number of sales in each price point, there is something for every budget. Bothmarkets are experiencing low supply compared toprevious years, thus time is limited for buyers.

$1,000,000

The market comparison graph provides a comparative trend for large dwelling and rural land median prices (over 5 acres) over the past 5 years in

to $224,999 $225,000 to $249,999

$250,000 to $274,999 $275,000 and above

RENTAL GROWTH 2025€

House rental yields in Liverpool Plains LGA was 4.6%as of December 2024, slightly above the Tamworth LGA (4.4%) and the Sydney Metro (2.7%). Furthermore, median house rental price increased by 5.7% in the past 12 months from 2023 to 2024,to sit at $410 per week. At the same time the number of houses rented increased, by 47.9% (to 108 houses) in 2024. This indicates a highly demanded house rental market in Liverpool Plains LGA¥, which is beneficial toinvestors.

2-bedroom houses have provided investors with +12.5% rental growth annually, achieving a median rent of $410 per week.

Liverpool Plains LGA¥ recorded a vacancy rate of 1.6% in December 2024, slightly above the Tamworth LGA average of 1.3% but still belowSydney Metro’s 2.1%. Vacancy rates fluctuated in the past 12 monthswith a sharp fall in October 2024. There was a slight increase towards the end of 2024,but overall, there has been a declining pattern. This indicates an even tighter rental market. Further, a 1.6%vacancy rate is well below the Real Estate Institution of Australia’s healthy benchmark of 3.0%, indicating quicker occupancyof rental properties in Liverpool Plains LGA¥

RENTAL VACANCY RATES 2025

PROJECT DEVELOPMENT MAP 2025 ₳

LIVERPOOL PLAINS

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REFERENCES

* Liverpool Plains sales market data and key indicators encapsulates aggregate property market conditions within the suburbs of Quirindi, Werris Creek, Willow Tree, Murrurundi, Wallabadah, Currabubula.

** Estimated values are based on construction value provided by the relevant data authority and does not reflect commercial and/or re-sale value.

# 2024 encapsulates sales transactions for the 2024 full year (01/01/2024 – 31/12/2024).

€ Annual rental growth is a comparison between 2023 (01/01/2023 – 31/12/2023) and 2024 (01/01/2024 –31/12/2024) house median rent figures.

¥ Liverpool Plains rental market data encapsulates aggregate property conditions within the suburbs of Quirindi, Werris Creek, Willow Tree, Murrurundi, Wallabadah, Currabubula

§ Rental yields shown are as reported as of December 2024.

₳ Project development map showcases a sample of upcoming projects only, due to accuracy of addresses provided by the data provider for geocoding purposes.

£ Projects refers to the top developments within the suburbs Quirindi, Werris Creek, Willow Tree, Murrurundi, Wallabadah, Currabubula.

µ Estimated value is the value of construction costs provided by relevant data authority, it does not reflect the project’s sale/commercial value.

ψ Commencement date quoted for each project is an approximate only, as provided by the relevant data authority, PRD does not hold any liability to the exact date.

Source: APM Pricefinder, Cordell Connect database, SQM Research, Esri ArcGIS.

Disclaimer: PRD does not give any warranty in relation to the accuracy of the information contained in this report. If you intend to rely upon the information contained herein, you must take note that the information, figures and projections have been provided by various sources and have not been verified by us. We have no belief one way or the other in relation to the accuracy of such information, figures and projections. PRD will not be liable for any loss or damage resulting from any statement, figure, calculation or any other information that you rely upon that is contained in the material.