Free market report · Data to July 2026
Griffith property market
Griffith is one of the 453 council areas we track on the Momentum Dial, our property clock. This page is the plain-numbers read: where it sits in the cycle, who lives there, what's being built, and the suburbs inside it.
Griffith is home to 27,458 people. On the Buyers First Momentum Dial its house market currently reads at the Bottom, while units read Slowing. Same council, different clocks, which is exactly why we track them separately. Here's the rest of the picture, in plain numbers.
Houses · cycle position
Bottom
The Griffith house market is at the deepest point of its decline. Historically, this is the phase where the best entries have been made, and also where the least certainty exists.
-4% to +1%
Modelled 12-month price range
+2.0%
Modelled 12-month rent change
Units · cycle position
Slowing
The unit market is still growing, but the pace has come off its fastest point. Slowing markets often keep rising for years, just less quickly.
0% to +7%
Modelled 12-month price range
+2.5%
Modelled 12-month rent change
At a glance · houses
$546,917
Typical house, August 2026
+3.4% a year since 2010
+6.5%
Growth a year, last 10 years
-2.5% a year over the last 5
$537
Rent a week
5.1% gross yield
4 of 15
Years prices fell since 2010
Worst: 2022, -8%
The clock measures growth momentum, not price. Peak means growing fastest, not about to fall. Cycle data and projections sourced from HtAG Analytics. See Griffith on the clock.
Free · One per person
Want all of this written up for Griffith?
The full report is this data as a written document, plus the current price, rent, yield and growth on one suburb inside Griffith, and the numbers that cut against the area. I write them by hand, so it comes from me rather than out of a system.
The numbers, explained
Griffith in charts.
The typical house in Griffith went from $316,090 in 2010 to $546,917 in August 2026. That is +73% in total, +3.4% a year. 4 down years out of 15, never more than 2 in a row. Cycles, not collapses.
Houses · price change each year · 2011 to 2026
Prices in Griffith fell in 4 of the last 15 years
+73%
Since 2010
+6.5%
Per year, last 10 years
4 of 15
Years going backwards
-7.9%
Worst year (2022)
What this shows. How much the typical house price in Griffith went up or down each year. Teal bars are up years, red bars are down years, and the faded bar is this year so far.
Why it matters. The size of a good year matters less than how many bad years there were and whether they came in a row. Boring? Absolutely. But the length of the down stretch is what decides whether you get out the other side. Typical price at December each year, data from HtAG Analytics.
You don't need to know property to read this. Every chart below opens with the point in one line, then says what it shows and why we care. Teal is a good sign, amber is okay, red means watch it.
The scorecard · 7 things we check
Griffith scores 26 out of 35. Solid.
prices have stopped falling, which is where the best buys have historically been made
4 of 15 years
1.1 new homes approved per 100 that exist
population growing 0.1% a year
2.5% unemployed, Australia 4.2%
a house costs 5.1 years of a local household's income
1.5% of rentals are empty, so about 1 in every 100
What this shows. Seven quick checks on Griffith, each scored out of five. Five is the reading we most want to see.
Why it matters. No single number tells you whether an area is a good buy. Together they show whether the pieces line up. These are bands, not rules: a council outside a band can still be the right buy for the right person, and one inside every band can still be wrong for you.
House prices since 2010 · Griffith vs the 5 most similar councils in NSW
Griffith has grown in step with similar councils over ten years
-2.5% vs +9.8%
A year, last 5 years
+6.5% vs +6.8%
A year, last 10 years
+6.6% vs +5.5%
A year, last 15 years
What this shows. The typical house price in Griffith every year, in teal, next to the middle of the five councils in NSW closest to it in size and starting price: Mid-Western Regional, Singleton, Armidale Regional, Richmond Valley, Kempsey. The small "vs" number in each tile is those councils.
Why it matters. Growth here is the regional story rather than a local one. Nothing wrong with that, it just means you are buying the region.
Momentum · the last 36 months
Prices in Griffith have lost speed in the last few months
$547,864
3-month price, August 2026
-4.5%
3-month price vs 12-month price
342 vs 443
Houses sold, last 12 months vs the 12 before
What this shows. Two versions of the same price. The dotted teal line averages the last three months, so it reacts fast. The grey line averages the last twelve, so it moves slowly. The bars are how many houses sold each month.
Why it matters. The last three months are sitting under the last twelve. It could be a pause or the start of a turn. The next quarter tells you which.
New homes · approvals as a share of all the homes here
Not many new homes are being built in Griffith
What this shows. For every 100 homes already in Griffith, how many new ones the council approved each year. The teal band is the range we call balanced.
Why it matters. Fewer new homes means the ones that exist stay in demand. It can also mean building here is hard or slow, which cuts the same way. The home count is the population divided by the average household size, so treat the rate as a guide rather than a census.
Affordability · house price in years of local household income
A house in Griffith costs 5.1 years of a local family's income
What this shows. Take the typical house price and divide it by what a typical household here earns in a year. A bar of 7 means seven years of the whole household's income buys one house.
Why it matters. Affordable by Australian standards. There is room for prices to move before the locals get priced out, and locals are the steadiest buyers a market has. Income is the 2021 Census figure carried forward at 3.5% a year, so it is an estimate, not a measurement.
Rents · typical weekly house rent, last 36 months · and how many rentals sit empty
Rent in Griffith is $537 a week, down 2.4% in a year
$537
A week, August 2026
-2.4%
Change in the last year
1.5%
Rentals sitting empty (tight)
What this shows. What a typical house in Griffith rents for each week, month by month. The empty-rentals number is the share of rental homes with nobody in them: under 1.5% is tight, over 3% means tenants have plenty of choice.
Why it matters. Rents going backwards means tenants have choices. That is fine for renters and a warning for anyone buying to rent out.
Rental yield · a year of rent as a share of the price, Griffith vs similar councils
Rent covers 5.1% of the price each year in Griffith
What this shows. Yield is simple: a whole year of rent divided by the house price. A $500,000 house renting for $500 a week earns $26,000 a year, which is a 5.2% yield.
Why it matters. Higher than similar councils, which are around 3.5%. The rent does more of the heavy lifting here, so holding costs less out of pocket. We don't buy on yield alone and we never set a yield cut-off; it is one piece of the picture, next to growth.
The people
Who lives in Griffith.
Population growth has been close to flat over the last five years, +0.1% a year. Interesting mix underneath: locals have been leaving on net (-1,239 over three years) while overseas migration more than filled the gap (981). Worth understanding who is arriving and what housing they need. The median age is 37 and the median household brings in $1,738 a week (Census 2021). 63% of households own or are paying off their home. Owner-occupier markets like this tend to hold their nerve through the cycle, because nobody is forced to sell an address they live at.
Population · ABS estimates 2015 to 2025
Griffith has stopped growing: 27,458 people, +0.1% a year
27,458
People, 2025
+0.1% vs +0.6%
A year, last 5 years · typical NSW council
+0.5%
A year, last 10 years
Why it matters. With few new arrivals, demand here comes from locals moving house, not from growth. Prices can still rise, but they lean on other drivers.
Where the growth came from · last 3 years
Overseas arrivals are doing the heavy lifting in Griffith: 981 in three years
Net change: +349 people over three years.
What this shows. Three ways a place gains or loses people: babies born minus people who died, people who moved here from another part of Australia, and people who arrived from overseas. Bars to the right add people, bars to the left take them away.
Why it matters. Overseas arrivals usually rent first, so this kind of growth shows up in rents before it shows up in prices.
Age and households · Census 2021
Griffith is younger than the typical NSW council: median age 37 vs 42
Griffith Typical NSW council (middle of 122)
Why it matters. A younger area means first-home buyers, growing families and renters. Three-bedroom houses near schools and jobs are the bread and butter.
Income and who owns the homes · Census 2021
Most homes in Griffith are owner-occupied: 63% own or are paying off, 32% rent
Own or paying off Renting Other
Why it matters. Owner-occupier markets hold their nerve through the cycle, because nobody is forced to sell the address they live at.
New supply
What's being approved to build.
110 dwellings were approved in FY26, 81 of them houses. Approvals are trending down. If demand holds, thinning supply is how pressure builds under prices and rents. On the non-residential side, $23 million of building was approved in FY26, $6 million of it public money. Governments build where they expect people. Within that, $37 million of education and health buildings have been approved across the last three financial years. Schools and hospitals are the most honest signal governments give about where they expect families.
Homes approved · ABS, by financial year
Not much new is being built in Griffith: 110 homes approved in FY26
Houses Units, townhouses and other
110
Homes approved, FY26
74%
Of them houses
1.1%
New homes per 100 that exist
What this shows. How many new homes the council approved each financial year, split into houses and everything else. Approved is not built, but it is the earliest warning of supply on the way.
Why it matters. When little gets built, the homes already here do not have much competition. Good for prices, as long as people keep arriving.
Non-residential building approved · ABS
Government building spend in Griffith has eased: $6m approved in FY26
Government projects All non-residential
$23m
All sectors, FY26
$6m
Government, FY26
$37m
Schools and health, last 3 years
What this shows. The dollar value of shops, offices, schools, hospitals and other non-home buildings approved each year. The darker bar is the government's share.
Why it matters. Governments build where they expect people. Schools and hospitals are the most honest signal they give about where families are heading. For the named projects behind these numbers, ask for the full report.
Jobs
Who's working in Griffith.
Work here runs on manufacturing (19% of jobs), ahead of agriculture and health care and social assistance. 147 more residents are in work than five years ago (+1.0%). Unemployment sits at 2.5%, comfortably under the national 4.2%.
Jobs · SALM, March 2026
147 more people in Griffith have a job than five years ago
14,501
Residents in work
2.5% vs 4.2%
Unemployed · Australia
+1.0%
Jobs change, 5 years
Griffith Australia
Why it matters. Employment is close to flat, so housing demand here leans on other drivers: lifestyle, retirees, or people commuting out.
Who employs people here · Census 2021
Manufacturing is the biggest employer in Griffith, 19% of jobs
What this shows. The five industries that employ the most residents, as a share of all jobs. The pill is the ABS advantage score: Griffith sits in decile 5 of 10 nationally, where 10 is the most advantaged.
Why it matters. A spread of employers means no single closure can empty the town. That is the kind of job base that holds house prices through a downturn.
The outlook
Is Griffith worth buying into?
The strongest thing the data says for Griffith is new supply thinning out. None of this guarantees anything. It tells you where to look harder, which is what a report like this is for.
Free · Written by hand · One per person
This page is the public data. The full report is that written up as a document, plus the current price, rent, yield and growth on one suburb inside Griffith. One per person.
Name, email and phone. I write these by hand, one per person, and the conversation afterwards is the only thing the report costs.
Inside the LGA
The suburbs of Griffith.
Next step. See what's for sale in Griffith on realestate.com.au or Domain. Then send me the address before you make an offer. That is the part the data cannot do.
All 13 suburbs and localities in Griffith
Beelbangera · Bilbul · Griffith · Hanwood · Kooba · Lake Wyangan · Nericon · Tharbogang · Warburn · Widgelli · Willbriggie · Yenda · Yoogali
Free · Written by hand · One per person
Want the full workup on Griffith?
This page is the public data. The full report is the written workup: current price, rent, gross yield and vacancy, growth over 1, 3, 5 and 10 years, days on market and demand, and the supply coming down the pipe, for Griffith or any suburb in it. Same data we run for clients. I pull it and email it through, usually within a business day. One per person, no charge, and no 14-part email sequence afterwards. All I ask is that if it lands, you take the fifteen minute call at the end of it.
Name, email and phone. I write these by hand, one per person, and the conversation afterwards is the only thing the report costs.
Keep comparing
Markets of a similar size in NSW.
A council only makes sense in context. These are the NSW markets closest to Griffith in population, each with its own written report.
General information only, not financial or investment advice. Cycle positions and projections are modelled LGA-level figures to July 2026, sourced from HtAG Analytics. Population and approvals are ABS estimates; employment is SALM smoothed data; income, age and tenure are Census 2021. None of it can see street quality, flood maps, zoning or the contract, which is where deals are actually won and lost. Get advice on your own situation before acting.
Data finds the area. It doesn't buy the house.
We narrow 15,000 suburbs to the top 5 for each client, then find the street and the property. If Griffith is on your list, that's a conversation worth having early.