Murray River · 2711
Hay, NSW
76% under your cap, population +6.5% (5y).
NextSuburb scoreTier D
30Below trend
Median house
$365k
5y growth
5.0%/yr
Gross yield
2.5%
Vacancy
2.6%
Thin market · ~2k residentsLow confidence
Thin marketSmall sample sizes (~18 sales/yr) can distort medians. Treat the score with caution and weight the eight-signal breakdown over the headline number.
Eight-signal breakdown
Each signal scored 0–100 against the national distribution. Bars reflect how this suburb sits across the index.
- Capital growth (5y)5.0%/yr50/100
- Population growth+6.5% (5y)65/100
- Supply tightening+6.0% YoY20/100
- Rental yield2.5%50/100
- Rental demand2.6% vacancy35/100
- Income growth+13.0% (5y)52/100
- Construction pipelineno nearby pipeline0/100
- Affordability76% under cap76/100
Why this score
Hay scores 30/100 (Below trend). The two strongest signals: 6.5% population growth over five years and 13.0% income growth. The standout watch-out: population of 2,300 makes the market illiquid.
Drivers
- Budget headroom76% under cap
- Population growth+6.5% (5y)
Risks
- Only 2,300 residents — illiquid, slow to sell
- Listings up 6.0% YoY — supply easing
Nearest infrastructure
Sydney Metro — Western Sydney Airport546.3 km away
Construction · $11.0bn · completion 2026
Construction-stage projects within 10 km lift the suburb’s infrastructure score; projects more than 25 km away barely move it.
Comparable suburbs
Three NSW suburbs in the same budget band with the closest NextSuburb scores.
See the full NSW ranking60-month score history
Backfilled — live history begins May 2026Watch this suburb
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