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ABS 2021 Census · Updated 21 May 2026
Black Springs is a regional centre in New South Wales, Australia, with a population of approximately 227, making it a boutique locality. Located approximately 138 km from the Sydney CBD, Black Springs is a regional area in New South Wales. The median household income is $92,248 per year.
Strong household incomes in Black Springs underpin solid property demand. Regional positioning means lower entry costs but potentially longer hold periods for capital gains.
Official Australia Post postcode for Black Springs. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Black Springs on My School →Estimated 1 park and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Black Springs is a smaller community of 227 — about 4% of the New South Wales suburb median (5,325) — so investors should factor in the narrower buyer pool and longer average time-on-market. At $92,248/year, household income in Black Springs is within 5% of the New South Wales median ($97,552), placing the suburb firmly in the state's mainstream demographic band. Median rent of $200/week (~$867/month) covers only 67% of the median mortgage of $1,300/month — the remaining $433/month must be funded from other income, so this suburb tilts toward capital growth rather than yield. Black Springs is 138 km from Sydney, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
How Black Springs stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Black Springs sits above the state median; negative means below.
| Metric | Black Springs | NSW median | Δ vs state |
|---|---|---|---|
| Population | 227 | 5,325 | -96% |
| Median household income | $92,248/yr | $97,552/yr | -5% |
| Median rent (weekly) | $200 | $430 | -53% |
| Median mortgage (monthly) | $1,300 | $2,167 | -40% |
| Distance to CBD | 138 km | 45 km | +207% |
| Separate houses | 72% | 76% | -4pp |
Pre-inspection briefing for Black Springs — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 227 means liquidity is thin and capital growth tends to lag the wider New South Wales market over full cycles.
Moderate rental coverage: rent of $200/week covers 67% of a $1,300/month mortgage, leaving a $433/month gap that an investor bridges with equity, depreciation and tax benefits.
With 72% houses in a 227-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Run the numbers on a Black Springs property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Black Springs are modest for 2026 — incomes 5% below the NSW median of $97,552 and a population of 227 suggest gains will lag headline metro markets. Rental coverage runs at ~67% of the typical mortgage ($867/month rent vs $1,300/month repayment), leaving a manageable top-up for most investors. The EquitySight investment score of 42/100 places Black Springs in the mid tier of Australian suburbs we profile, and overall investor sentiment is cautious heading into the second half of 2026.
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Black Springs scores 42/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 227, median household income of $92,248/year and median weekly rent of $200. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Black Springs are a median household income of $92,248/year, a dwelling mix that is 72% separate houses, roughly 1 schools and 1 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Black Springs has a usual resident population of approximately 227, compared with a New South Wales suburb median of 5,325 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Black Springs sits 138 km straight-line from the Sydney CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
The most recent census recorded a median weekly rent of $200 in Black Springs, equating to approximately $10,400/year in gross rental income (state median $430/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Black Springs is $1,300, or approximately $15,600/year (vs $2,167/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $200 works out to $867/month, covering 67% of the median mortgage repayment of $1,300/month. That leaves a $433/month shortfall (around $5,196/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (227 residents), interest-rate sensitivity on the $1,300 median mortgage, the broader New South Wales market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.