Griffith (NSW)
NSWGriffith (NSW) is a stable suburb in NSW with 19,505 residents.
- SAL code
- 11788
- SA2
- 113011256
- Population
- 19,505
Griffith (NSW), NSW had 19,505 residents at the 2021 Census, with the broader statistical area roughly steady over the last five years. The predominant age group is 25-34 years, and the median age sits at 36. Households are most often couples with children, and those with a mortgage repay a median of $1,483 a month. Around 58.0% of homes are owner-occupied, with the largest single tenure being rented at 37.3%. Most dwellings are separate houses, making up 81.0% of the suburb's housing stock. The suburb has 75 parks and reserves mapped within its boundary. Source: ABS Census 2021 and Estimated Resident Population, with amenity counts from state Open Data and OpenStreetMap.
Suburb analysis
Griffith (NSW), NSW at a glance
Griffith is the regional commercial centre of the NSW Riverina, ~570 km west of Sydney and the heart of the Murrumbidgee Irrigation Area. The economy is anchored by food manufacturing, wine (De Bortoli, Casella / Yellow Tail), agriculture and logistics, and the town carries a distinctive Italian-Australian character with around 60% of residents of Italian descent. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle and council pipeline.
For homebuyers
Griffith feels less like a country town and more like a small inland city with its own gravity. Banna Avenue is the central spine — wide, palm-lined, lined with cafes, Italian bakeries and family-run restaurants — and the surrounding grid is a mix of postwar brick, mid-century cottages and newer estates pushing toward Collina and Lake Wyangan. Three high schools serve the town: Murrumbidgee Regional High School, Marian Catholic College and Griffith High; there are 13 primary schools plus TAFE NSW Griffith and a Country Universities Centre. Griffith Base Hospital, Griffith Regional Theatre and Aquatic Centre are all in town. The airport runs daily Rex services to Sydney (~70 min); Lake Wyangan is ~7 km north for swimming and water sports, and the Riverina wine region's cellar doors are scattered through Hanwood and the surrounding district. In short: a self-contained regional city with strong food + wine culture, decent services and notably more affordable housing than coastal NSW.
For investors
Griffith is an affordable regional play with a tight rental market. Median house $610,000 with 12-month growth +3.92% (Your Investment Property May 2026); units around $513,500 with strong recent unit growth. Median house rent ~$473/wk for a gross yield ~3.77% (HTAG May 2026); unit yields run higher around 5.6%. Vacancy ~1.33% and house days-on-market ~33. Around 14 unit sales in the past 12 months — a thin stratified market.
Strengths
- Diversified regional economy — food manufacturing, wine (Casella, De Bortoli), agriculture and logistics — not dependent on any single employer.
- Tight vacancy ~1.33% and quick house turnover (~33 days on market) support reliable leasing (HTAG May 2026).
- Affordable entry point relative to coastal NSW — median house $610K (YIP May 2026) opens cashflow strategies further down the price curve.
- Unit yields around 5.6% offer a higher-cashflow alternative to the house market.
Trade-offs
- House yield is moderate (~3.77%) and 12-month house growth modest at +3.92% — not a high-growth or high-yield market on the house side (YIP / HTAG May 2026).
- Thin unit market — only ~14 unit sales in the past 12 months means liquidity risk and limited stratified stock to scale into.
- Inland regional location ~570 km from Sydney — exposure to agricultural cycles, water-allocation policy and Riverina labour-market shifts.
- Council adopted Stage 2 of a Special Rate Variation in 2025/26 (10.5% rate increase including the IPART peg) — holding costs ticking up.
What's coming
Griffith City Council adopted a $60.3M Capital Works Program for 2025/26 covering roads, water and sewerage, waste and parks. The Griffith CBD Enhancement Project secured $3M through the NSW Sustainable Communities Program in August 2025 (plus $1M Council co-contribution) for a $4M Banna Avenue / CBD upgrade — community consultation closed February 2026. New estate releases continue around Collina North on the town's northern edge.
Bottom line
For homebuyers: an affordable, self-contained regional city with genuine food + wine culture and full-service amenities. For investors: a tight-vacancy regional market — moderate house yield, higher unit yield, but a thin unit pool to choose from.
Population
?19,505
Suburb · Census 2021
5-Year Growth
+0.5%
3yr: +0.7% · 10yr: +6.5%
SA2 · 5yr
Household Income
$1,676/wk
Suburb · Census 2021 median
Median Age
36
Suburb · Census 2021
Socio-Economic Index
?3/10
SA2 · more disadvantaged
Unemployment
?2.6%
SA2 · Q4 2025
Schools
6
3 primary, 2 secondary
Hospitals
?1
Within suburb
Childcare services
?9
6 long day, 1 OSHC
Parks & green space
?75
Parks, reserves
Transport stops
?4
GTFS stops
Dwelling approvals
No data for this suburb
Median Weekly Rent
Based on NSW rental bond lodgements, aggregated at postcode level. All SALs sharing this postcode show the same median.
Median House Sale Price
Source: state Valuer-General (suburb-level quarterly medians).
→ Calculate stamp duty on this suburb's median price→ Estimate mortgage repayments→ Calculate rental yield (price + median rent)
Population over time — Griffith (NSW) (SA2)
ABS publishes annual estimates only at SA2; Griffith (NSW) suburb alone is ~19,505 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 17,397 to 20,774 over 24 years, averaging 0.7% per year.
Schools
6 in suburbSector
6 public
Type
3 primary · 2 secondary
Total enrolment
2,455
Avg per school
409
Government school catchment
Intake zonePrimary
Griffith PS23.5%
- Griffith EPS 17.8%
- Hanwood PS 14.6%
- Lake Wyangan PS 14.6%
- Griffith NPS 10.2%
- Beelbangera PS 8.5%
- Tharbogang PS 7.7%
- Yoogali PS 3.1%
Secondary
Murrumbidgee RHS99.7%
- Griffith HS 76.3%
- Wade HS 23.4%
Source: NSW Department of Education — School Intake Zones. Boundaries can be amended without notice; confirm with the school before relying on enrolment.
Profile
Census snapshot
Housing
Public housing 4.2%Almost entirely detached houses (81%), mixed tenure (58.0% own or mortgage), built for families (44% are 3 bed).
Dwelling mix
Tenure
NSW 33%
Number of bedrooms
Bushfire risk
Source: NSW RFS BFPL via SEED
As of May 2026
Overlap is the percentage of the suburb's land area inside the mapped bushfire polygons. Always verify the exact property address with the relevant authority before making decisions.
Flood risk
This suburb falls outside every flood polygon mapped by the relevant authority. Always confirm at the property address — local conditions and unmapped overlays can still apply.
Overlap is the percentage of the suburb's land area inside the mapped flood polygons. Always verify the exact property address with the relevant authority before making decisions. Source when available: NSW Rural Fire Service (BFPL) and NSW DPHI EPI Flood.
Planning zones
18 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| R1 | ZoneResidential | 20.7% | 10.76 km² |
| RU4 | ZoneRural | 20.0% | 10.36 km² |
| C2 | ZoneEnvironmental | 13.7% | 7.10 km² |
| RU1 | ZoneRural | 12.5% | 6.51 km² |
| SP2 | ZoneSpecial use | 8.8% | 4.56 km² |
| RE2 | ZoneRecreation | 5.4% | 2.79 km² |
| R5 | ZoneResidential | 4.5% | 2.34 km² |
| E4 | ZoneEnvironmental | 4.4% | 2.30 km² |
| E3 | ZoneEnvironmental | 2.9% | 1.51 km² |
| RE1 | ZoneRecreation | 1.8% | 0.95 km² |
| MU1 | ZoneBusiness | 1.6% | 0.83 km² |
| E1 | ZoneEnvironmental | 1.2% | 0.63 km² |
| C3 | ZoneEnvironmental | 0.9% | 0.48 km² |
| R3 | ZoneResidential | 0.7% | 0.37 km² |
| SP3 | ZoneSpecial use | 0.3% | 0.18 km² |
| C4 | ZoneEnvironmental | 0.2% | 0.11 km² |
| RU6 | ZoneRural | 0.1% | 0.07 km² |
| E5 | ZoneEnvironmental | 0.1% | 0.06 km² |
Source: NSW DPHI EPI Land Zoning (ZONE_NSW/2026-04-29/1eccf1a530fa1be5) · As of Apr 2026. Zone boundaries are amended periodically; verify the exact property with the relevant council before relying on permitted use.