Free market report · Data to July 2026
Clarence Valley property market
Clarence Valley is one of the 453 council areas we track on the Australian 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.
Houses · cycle position
Peak
The Clarence Valley house market is growing at its fastest pace in the current cycle. That is a momentum reading, not a crash call: markets can sit at peak growth for a long time before easing.
-6% to +13%
Modelled 12-month price range
+1.6%
Modelled 12-month rent change
Units · cycle position
Rising
The unit market is accelerating. Growth is building pace rather than fading, which is the phase most investors wish they had caught in hindsight.
-13% to +17%
Modelled 12-month price range
+4.8%
Modelled 12-month rent change
The clock measures growth momentum, not price. Peak means growing fastest, not about to fall. See Clarence Valley on the clock.
The people
Who lives in Clarence Valley.
Population · ABS estimates
56,874
People (2025)
+1.5%
Growth per year, last 5 years
Steady growth. Not a boom town, not going backwards.
Households · Census 2021
49
Median age
$1,123
Median household income per week
73% own or are paying off their home, 24% rent. An owner-occupier market at heart, which tends to steady prices through the cycle.
New supply
What's being approved to build.
Building approvals are tomorrow's supply. A market where approvals are falling while population grows is a market where pressure builds. The reverse deserves caution.
Dwellings approved · ABS
352 of the latest year's approvals were houses. Approvals are trending down: new supply is thinning out.
Jobs and investment
Who's working, and what's being spent.
Jobs pay mortgages and rents. Government and commercial building spend is where future jobs come from: schools, hospitals, shops and factories all get approved before they get built.
Jobs · SALM, March 2026
20,996
Employed residents
5.3%
Unemployment (national 4.2%)
2,573 more residents are in work than five years ago (+14.0%). That is strong jobs growth, and it usually shows up in housing demand with a lag.
Non-residential building approved · ABS
$328m
All sectors, FY26
$286m
Public sector (government projects)
| Year | Government | All non-residential |
|---|---|---|
| FY24 | $36m | $80m |
| FY25 | $29m | $105m |
| FY26 | $286m | $328m |
Public building spend here is trending up. Governments build where they expect people. For the named projects behind these numbers, ask for the full report below.
Inside the LGA
The suburbs of Clarence Valley.
We hold live snapshot data for one suburb in Clarence Valley. Click through for the full numbers.
| Suburb | Typical price | Rent/wk | Gross yield | 1yr growth |
|---|---|---|---|---|
| Grafton | $545,310 | $530 | 5.1% | +7% |
All 156 suburbs and localities in Clarence Valley
Alice · Alumy Creek · Angourie · Ashby · Ashby Heights · Ashby Island · Banyabba · Barcoongere · Barretts Creek · Baryulgil · Billys Creek · Blaxlands Creek · Bom Bom · Bookram · Braunstone · Brooms Head · Brushgrove · Buccarumbi · Bulldog · Calamia · Calliope · Cangai · Carnham · Carrs Creek · Carrs Island · Carrs Peninsula · Chaelundi · Chambigne · Chatsworth · Clarenza · Clifden · Clouds Creek · Coaldale · Coldstream · Collum Collum · Coombadjha · Coongbar · Copmanhurst · Coutts Crossing · Cowper · Crowther Island · Dalmorton · Deep Creek · Diggers Camp · Dilkoon · Dumbudgery · Dundurrabin · Eatonsville · Eighteen Mile · Elland · Ewingar · Fine Flower · Fortis Creek · Freeburn Island · Gibberagee · Gilletts Ridge · Glenreagh · Glenugie · Goodwood Island · Grafton · Great Marlow · Gulmarrad · Gurranang · Halfway Creek · Harwood · Heifer Station · Hernani · Ilarwill · Iluka · Jackadgery · Jacky Bulbin Flat · James Creek · Junction Hill · Kangaroo Creek · Keybarbin · Koolkhan · Kremnos · Kungala · Kyarran · Lake Hiawatha · Lanitza · Lavadia · Lawrence · Levenstrath · Lilydale · Lionsville · Louisa Creek · Lower Southgate · Maclean · Malabugilmah · Marengo · Micalo Island · Minnie Water · Moleville Creek · Mookima Wybra · Moonpar · Mororo · Mountain View · Mylneford · Newbold · Newton Boyd · Nymboida · Palmers Channel · Palmers Island · Pikapene · Pillar Valley · Pulganbar · Punchbowl · Ramornie · Rushforth · Sandon · Sandy Crossing · Seelands · Shannondale · Shark Creek · Sherwood · Smiths Creek · South Arm · South Grafton · Southampton · Southgate · Stockyard Creek · Swan Creek · Taloumbi · The Freshwater · The Gulf · The Pinnacles · The Sandon · The Whiteman · Towallum · Townsend · Trenayr · Tucabia · Tullymorgan · Tyndale · Tyringham · Ulmarra · Upper Copmanhurst · Upper Fine Flower · Warragai Creek · Warregah Island · Washpool · Waterview · Waterview Heights · Wells Crossing · Whiteman Creek · Wild Cattle Creek · Winegrove · Wombat Creek · Woodford Island · Woody Head · Wooli · Wooloweyah · Woombah · Yamba · Yuraygir
Free · Pulled together by hand
Want the full workup on Clarence Valley?
This page is the public data. The full report is the licensed feed: 10 years of prices, rents and vacancy over time, days on market, demand, and the supply pipeline, for Clarence Valley or any suburb in it. Same data we run for clients. I pull it and email it through, usually within a business day. No charge, and no 14-part email sequence after it.
General information only, not financial or investment advice. Cycle positions and projections are modelled LGA-level figures to July 2026 (licensed market 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 Clarence Valley is on your list, that's a conversation worth having early.