Median house price
$618k
+12% change
NSW · Muswellbrook Council
Baerami, 2333
Est. population · Jun 2025
80
Growth (1 yr)
+1.3%
Growth (5 yr)
+5.3%
Median age
48
Median income
$1,208/wk
Employment rate
44.3%
Median house price · October to December 2025
$618,000
Languages at home
Mostly English at home
2021 Census · usual residence
- Excellent transport
Suburb profile
Baerami offers a slower smaller community life in Muswellbrook Council, with open surrounds and a close-knit community feel. A mature community gives the area a calm, settled social fabric, with families and grandchildren still a visible part of community life. The town centre holds its own, with enough local flavour to make staying close to home appealing.
Local shops are sparse, so a fuller set of amenities usually means travelling to a neighbouring town or regional hub. Open space is thinner than in many comparable suburbs, so residents often travel a little further for a longer park day. Buses are a genuine asset, linking residents to work, study and nearby neighbourhoods.
Housing sits above the suburban middle: not the top of the market, but clearly pricier than average. This is a mature, settled pocket where the existing streetscape still defines the local character.
At a glance
Baerami snapshot
A quick read of housing, growth, livability, and risk
Median rent
$530/wk
Houses $555 · Units $360
Population (ERP)
80
+1.3% annual growth
Dwelling vacancy
17.9%
Census unoccupied dwellings
How it compares
Relative standing using percentiles, ranks, and national deciles
Safety
90th
percentile in state (higher = safer)
Pop. growth
74th
percentile in NSW
Advantage (IRSAD)
6/10
national SEIFA decile
Population growth
Recent ERP change over 1 and 5 years
Housing mix
Dwelling types from the 2021 Census
Risks & flags
Quick scan — open a section below for full context
Living here
Housing
- Flats / units (January to March 2026)
- $360
- Houses (January to March 2026)
- $555
- All types (January to March 2026)
- $530
- Rental bonds lodged (January to March 2026)
- 159
- Median house price (October to December 2025)
- $618,000
- Median price change
- +12.3%
Median weekly rent from NSW DCJ rent tables. Figures can be unreliable where few bonds were lodged in the quarter.
Contributes to desirability score · Housing (15%) · Future Growth (7%)
Median price, rental yield and vacancy Recent price momentum
Data sources & freshness
- DCJ rent and sales tables — NSW Department of Communities and Justice · January to March 2026; October to December 2025 · Updated · Quarterly releases
Population
Estimated resident population
80(June 2025)
+1.3% annual · +5.3% over 5 years · 74th percentile in NSW
Growth figures & methodology
- Annual growth
- +1.3%
- 5-year growth
- +5.3%
- Change in 1 year
- +1
- Change in 5 years
- +4
- Growth rank in NSW
- 74th percentile
ABS Estimated Resident Population allocated to this suburb from SA2-level data. Not an official ABS suburb count.
Methodology
Figures are allocated from ABS Estimated Resident Population at Statistical Area Level 2 (SA2), using 2021 Census share within overlapping SA2 regions. Where Census data is unavailable, area overlap is used instead.
The dashed chart line is a simple growth-trend estimate to June 2030 (~100), extrapolated at +0.3% average annual growth since 2011. It is illustrative only — not an official ABS forecast.
2021 Census figures
2021 Census
- Population
- 93
- Median age
- 48
- Median household income / week
- $1,208
- Dwelling vacancy
- 17.9%
- Unoccupied private dwellings
- 7 of 39
- Median monthly mortgage
- $1,603
- Employment rate
- 44.3%
- Dwelling mix (houses / semi / flats)
- 35 / 0 / 0
Contributes to desirability score · Community (5%)
Employment, household income and age diversity (2021 Census)
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
- Estimated Resident Population — Australian Bureau of Statistics · 2025 · Updated · SA2 ERP allocated to suburb boundaries
Community & culture
No 2021 Census cultural diversity data for this suburb yet.
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
Crime & safety
Reported offences increased compared with the previous period.
Offence counts & rates
- Total offences (Jan 2025 to Dec 2025)
- 11
- Against the person
- 3
- Against property
- 4
- Rate per 1,000 residents
- 137.5
- Person-crime prevalence
- About 1 in 31 residents
- State safety percentile
- 89.9th (lower crime is better)
- Increase (daily rate)
- +10.3%
Most common offence types
- Breach Apprehended Violence Order153
- Breach Bail Conditions221
- Domestic Violence Related Assault159
- Intimidation, Stalking And Harassment244
- Malicious Damage To Property169
Contributes to desirability score · Safety (18%)
Crime rate and year-on-year trend
Data sources & freshness
- BOCSAR postcode crime statistics — NSW Bureau of Crime Statistics and Research · Jan 2024 to Dec 2024 → Jan 2025 to Dec 2025; Jan 2025 to Dec 2025 · Updated · Rolling 12-month windows
Family & Lifestyle
Public transport
20 public transport stops in this suburb
- 1980 Bylong Valley Way
- Baerami Creek Rd After Bylong Valley Way
- Baerami Creek Rd At Bylong Valley Way
- Baerami Creek Rd Opp 810
- Bylong Valley Way At Mount Dangar Rd
Contributes to desirability score · Accessibility (15%)
Public transport stop coverage
Data sources & freshness
- Timetables Complete GTFS stops (© Transport for NSW, CC BY 4.0) — Transport for NSW — Open Data Hub · current · Updated · Nightly GTFS feed
Amenities
No OpenStreetMap amenities mapped for this suburb yet.
Contributes to desirability score · Lifestyle (15%)
Food, shopping, recreation and sport (OpenStreetMap)
Data sources & freshness
- Local amenity insights — Suburb Guide (derived) · current · Updated
- OpenStreetMap amenities — OpenStreetMap contributors · current · Updated
Health access
- Nearest hospital
- Denman Multi-Purpose Service (21.1 km)
- Nearest hospital type
- Hospital
- Nearest hospital emergency
- Emergency department
Contributes to desirability score · Accessibility (15%)
Hospitals and GP clinics
Data sources & freshness
- Hospitals & clinics — OpenStreetMap + state health datasets · current · Updated
NDIS participation
- NDIS participants (31 March 2026)
- 2
- Participants per 1,000 residents
- 25.0
Active NDIS participants allocated from NDIA Statistical Area Level 2 (SA2, ASGS 2016) counts to this suburb boundary. Not an official suburb-level NDIS figure · as at 31 March 2026.
For NDIS spend and service-demand exploration by SA2 or postcode, see the Care Sector Demand Map.
Data sources & freshness
- NDIS participants by SA2 — National Disability Insurance Agency · 2026-Q1 · Updated · Quarterly SA2 counts allocated to suburb boundaries
Weather
Typical conditions by season for suburbs in the same ~44 km climate area. Rainfall totals are summed from monthly WorldClim layers; rainy-day counts are approximate.
Summer (Dec–Feb)
- Usual max / min
- 30° / 16°
- Rainfall
- 230 mm · ~29 rainy days
Autumn (Mar–May)
- Usual max / min
- 23° / 10°
- Rainfall
- 150 mm · ~19 rainy days
Winter (Jun–Aug)
- Usual max / min
- 16° / 3°
- Rainfall
- 122 mm · ~15 rainy days
Spring (Sep–Nov)
- Usual max / min
- 24° / 9°
- Rainfall
- 168 mm · ~21 rainy days
Contributes to desirability score · Lifestyle (15%)
Temperature and humidity comfort
Data sources & freshness
- Seasonal climate normals — WorldClim 2.1 · Updated
Future & Planning
Planning & development
Development applications from NSW Planning Portal.
2026· 2 proposals
June 2026
- Dwelling house; Erection of a new structure325 MOUNT DANGAR ROAD BAERAMI 2333Under Assessment
February 2026
- Dwelling house; Erection of a new structure972 BYLONG VALLEY WAY BAERAMI 2333Determined
2025· 1 proposal
September 2025
- Dwelling house; Erection of a new structure1010 BYLONG VALLEY WAY BAERAMI 2333Determined
2023· 1 proposal
December 2023
- Dwelling house; Erection of a new structure1010 BYLONG VALLEY WAY BAERAMI 2333Determined
2022· 1 proposal
May 2022
- Alterations and additions to residential development430 MOUNT DANGAR ROAD BAERAMI 2333Determined
Contributes to desirability score · Future Growth (7%)
Development and planning activity
Data sources & freshness
- Online DA development application register — NSW Department of Planning, Housing and Infrastructure · 2026 · Updated · Daily feed (from Oct 2018)
Hazards
- Bushfire planning zone
- Overlay applies
Bushfire overlay checked at suburb centroid via NSW bush fire prone land mapping.
Contributes to desirability score · Safety (18%)
Bushfire hazard overlays
Data sources & freshness
- Hazard planning overlays — State government hazard layers · current · Updated
Politics & representation
- Federal electorate
- New England
- Member of Parliament
- Barnaby JOYCE (The Nationals)
- Results from
- 2025 federal election
- Electorate enrolment (2025)
- 131,238
- Turnout (2025)
- 91.6%
- Swing since 2022 (2025)
- -1.9 pp toward Coalition
Two-party preferred (2025)
Coalition 67.1%Labor 32.9%
Estimated suburb voting profile
Estimated from 8 nearby ordinary polling places (up to 54.4 km away).
Coalition 62.7%Labor 37.3%
4.4 percentage points more Labor-leaning than the electorate
Estimated swing since 2022: -4.8 pp toward Coalition
Nearest polling places
- Sandy HollowLabor 35.8% · Coalition 64.2% TPP (2025)12.3 km away
- DenmanLabor 40.6% · Coalition 59.4% TPP (2025)20.9 km away
- MerriwaLabor 37.9% · Coalition 62.1% TPP (2025)31.3 km away
- Muswellbrook EastLabor 46.1% · Coalition 53.9% TPP (2025)42.6 km away
- MuswellbrookLabor 43.9% · Coalition 56.1% TPP (2025)43.6 km away
Federal electorate from AEC federal division boundaries (2025 redistribution). Division-level results are official AEC figures from the latest general election, with by-election updates where applicable. The estimated suburb profile blends up to eight nearest ordinary polling booths in the same electorate using inverse-distance weighting from the suburb centroid — an approximation, not official AEC data. Nearest polling places are shown for reference.
Data sources & freshness
- Federal election results — Australian Electoral Commission · Updated · 2025 election with by-election overlays
Socio-economic
- IRSAD decile (2021)
- 6/10
- IRSD decile (2021)
- 7/10
ABS Socio-Economic Indexes for Areas (SEIFA), 2021 release — the latest available, derived from the 2021 Census. Deciles rank suburbs nationally from 1 (lowest) to 10 (highest).
What do IRSAD and IRSD measure?
IRSAD — Index of Relative Socio-economic Advantage and Disadvantage. Combines indicators of advantage (e.g. high income, skilled occupations) and disadvantage. Higher decile = more advantaged relative to other Australian areas.
IRSD — Index of Relative Socio-economic Disadvantage. Focuses on disadvantage only (e.g. low income, unemployment, limited education). Higher decile = less disadvantage nationally.
A new SEIFA edition typically follows each census; the ABS has not announced a release date beyond 2021.
Contributes to desirability score · Community (5%)
Socio-economic advantage (IRSAD decile)
Data sources & freshness
- SEIFA 2021 (IRSAD / IRSD) — Australian Bureau of Statistics · Updated
More in Muswellbrook Council
Other suburbs in the same local government area.
Comparable suburbs
Similar population and socio-economic profile in other parts of New South Wales.