Liverpool Plain Market Update 1st Half 2025
In Q1 2025,Liverpool Plains* (which in this report encapsulate sales and rental data in postcodes 2339,2341,2342& 2343); recorded a median house price of $352,500,which is anannual (Q1 2024 – Q1 2025) increase of 0.4%. During this time, the number of houses sold increased by 60.9%, to 37sales in Q1 2025. There is a housing undersupply, which has created a buffer against higher interest rates; providing an opportunity for owners wishing to sell. The vacantland market is very small in Liverpool Plains*, with a median land price of $136,500as of Q1 2025.Vacant land prices have fluctuated ona quarterly basis, however overall shows growth.
CHANGE FROM LAST
Liverpool Plains£ plans to see approx. $47.4Mofnewprojectscommencing constructionbetween2024and2026
YEAR HALF YEAR
HOUSE SALES
HOUSE MEDIAN PRICE
HOUSE RENTAL PRICE
LAND SALES
LAND MEDIAN PRICE
MEDIAN PRICE Q1 2025
MEDIAN PRICE Q1 2025
AVERAGE DAYS ON MARKET Q1 2025 AVERAGE DAYS ON MARKET Q1 2025
In 2024-2026 all 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 planned to commence construction is the 375Inverkip Road Poultry Sheds ($17.8M)and the Inskip Road Pace Poultry Rearing Farm Warrah Ridge ($11.1M). These projects will assist with the agricultural industry in the region and will have a flow on effect through job creation and boost local economy. Willow Tree Gravel Extension ($7.0M)is a commercial project currently in the sketch plans, due to commence in 2026. This will continue the operating of anexisting hard rock quarry forthe next 25years, creating job stability.
Some large infrastructure projects in the pipeline include the Werris Creek Road Small Bridge Replacement ($3.5M), Chilcotts Creek Underbridge Replacement ($3.0M)and Liverpool Plains Shire Council Depot ($1.0M).
With no new residential stock planned for construction, the undersupply for houses will remain. This puts pressure on the market, suggesting more price increases in the short-term.
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.
The market
Average vendor discounts between Q1 2024and Q1 2025 have widened to a higher discount of -4.9%. The Liverpool Plains* house market still favour buyers, as sellers remain willing to accept below the first listed price. This creates an opportunity for buyers. With no new ready-to-sell housing stock however, buyers must act quick to take advantage.
The Liverpool Plains area have historically offered a more affordable house and vacant land market than Tamworth Local Government Area (LGA) in the past 5 years. This has continued to be the case in 2025# for both property types. The median house price gap between Liverpool Plains and Tamworth LGA continue to widen in 2024and 2025#. On the contrary, vacantland median prices is moving closer.
Most of the homes sold in Liverpool Plains* in 2024/25# were price in the most affordable price point of less than $299,999(39.0%). Vacant land recorded a dominant price point of between $50,000 - $99,999(35.0%), which is the more affordable bracket. That said, the premium market is strong, with 29.1%of houses sold above $450,000and 30.0%of land sold above $200,000.Overall, this suggests there is a home for every budget in Liverpool Plains*.
MARKET COMPARISON
RENTAL GROWTH 2025€
House rental yields in Liverpool Plains¥ was 4.6%as of March2025, which is onpar with Tamworth LGA (4.5%) and higher than Sydney Metro (2.7%). This is paired with a 3.8%increase in median house rental price in the past 12months to Q1 2025,at $415per week; and a -39.1% decline in the number of houses rented (to 14 rentals in Q1 2025). There is anundersupplied house rental market, even if its size is a smaller market than usual. With a higher rental yield, Liverpool Plains¥ is a more attractive and affordable investment option thanSydney Metro.
2-bedroom houses have provided investors with +12.9%rental growth annually, achieving a median rent of $350per week.
Liverpool Plains¥ recorded a vacancy rate of 2.6%in March2025,above Tamworth LGA average of 1.4%and Sydney Metro’s 1.3%. Vacancy rates in Liverpool Plains¥ have fluctuated in the past 3 years, due to the small size of the rental market. That said, 2.6% vacancy rate is still below the Real Estate Institution of Australia’s healthy benchmark of 3.0%, suggesting quicker occupancy of rental properties in Liverpool Plains¥. This creates a conducive environment for investors.
RENTAL VACANCY RATES 2025
PROJECT DEVELOPMENT MAP 2024-2026 ₳
LIVERPOOL PLAINS
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REFERENCES
* Liverpool Plains market data and key indicators encapsulates aggregate property market conditions within the postcodes of 2339, 2341, 2342 & 2343.
** Estimated values are based on construction value provided by the relevant data authority and does not reflect commercial and/or re-sale value.
# 2025 encapsulates sales transactions for Q1 (01/01/2025 – 31/03/2025) only, other years encapsulates sales transactions for the full year (i.e 01/01 to 31/12 of the relevant year).
€ Annual rental growth is a comparison between Q1 2024 (01/01/2024 – 31/03/2024) and Q1 2025 (01/01/2025 – 31/03/2025) house median rent figures.
¥ Liverpool Plains rental market data encapsulates aggregate property conditions within the postcodes of 2339, 2341, 2342 & 2343.
§ Rental yields shown are as reported as of March 2025.
₳ 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 postcodes of 2339, 2341, 2432 & 2343.
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.
Prepared by PRD Research. © All medians and volumes are calculated by PRD Research. Use with written permission only. All other responsibilities disclaimed. © Copyright PRD 2025.
