Inside Wagga Wagga’s Property Market: Key Insights from the 2026 Fitzpatricks Report

The 2025/26 financial year delivered another strong chapter for the Wagga Wagga property market, with rising prices across houses, units and land, tight rental vacancy rates, and steady commercial activity. Here's what the latest Fitzpatricks Report reveals about where the market stands, and where it might be heading.

Residential Market: Prices Climb Across the Board

Wagga Wagga's residential market recorded solid growth over the past financial year, driven by limited stock and strong buyer competition.

• The median house price in Wagga Wagga rose to $700,000, up from $625,000 the previous financial year, with a 12% increase.
• The median unit price in Wagga Wagga climbed to $499,000, up from $415,000, with a 20.2% jump, continuing to narrow the price gap between houses and units.
• House price growth was strongest at the more affordable end of the market, with suburbs like Ashmont (+21.5%), Tolland (+24.5%) and Mount Austin (+18.3%) seeing the sharpest price rises as investors and first home buyers competed for limited stock.
• Premium and lifestyle pockets such as Gumly Gumly (+84.9%), Ladysmith (+50.5%) and East Wagga (+51.9%) posted even bigger percentage gains in house sales, though these areas typically have fewer transactions, so a handful of high-value sales can swing the median significantly.
• Established suburbs including Tatton, Boorooma, Gobbagombalin, Turvey Park and Kooringal continue to show the depth and consistency of Wagga's housing market.

Economic Conditions Shaping Buyer Behaviour

Higher borrowing costs and cost-of-living pressures are reshaping who's buying and what they can afford.

• The official cash rate closed the financial year at 4.35%, after dipping to 3.60% mid-year before three rate rises pushed it back up.
• Annual inflation sat at 3.8% for the June 2026 quarter, up from 1.9% a year earlier.
• Wagga Wagga households enjoy a notable affordability edge over the capital, with mortgage repayments consuming around 21.39% of average household income, compared with 26.97% in Sydney according to the 2021 Census.
• Changes to negative gearing and capital gains tax settings are prompting some investors to reconsider residential property in favour of commercial and industrial assets, which typically offer stronger yields and longer lease terms.

Land Sales Surge as Supply Improves

After a subdued previous year, land sales bounced back strongly in 2025/26.

• 226 residential land lots sold across Wagga Wagga, a 43% increase on the year before.
• The median land price settled at $300,000, a modest 4.7% pullback from the previous financial year, as increased supply gave buyers more choice.
• The top sale was a 4,279m² lot on Angela Road, Lake Albert, which fetched $800,000.
• Gobbagombalin (60 sales), Lloyd (54 sales) and Estella (25 sales) were the most active suburbs for land, together accounting for well over half of all lots sold.
• Gumly Gumly recorded the highest median land price at $450,000, reflecting its premium acreage appeal.

Rental Market: Vacancies Stay Tight, Rents Keep Rising

Wagga's rental market remains firmly in landlords' favour, with demand consistently outpacing supply.

• The median rent for a house reached $550 per week, and units climbed to $420 per week.
• Fitzpatricks recorded an average vacancy rate of just 0.48%, well under the Riverina regional average of 0.80% and far below the 3.0% benchmark considered a balanced market.
• The tightest month was June 2026, when Fitzpatricks' vacancy rate fell to 0.21%.
• Across the year, Fitzpatricks conducted 2,073 rental inspections, attracted 3,288 prospective tenants and leased 444 properties.

Commercial and Industrial: Steady Activity, Industrial Leads

The commercial and industrial sectors held firm, continuing a multi-year run of consistent activity.

• Around 69 commercial sales transacted across Wagga Wagga, worth an estimated $95 million in total, slightly ahead of the 65 sales recorded the previous year.
• Industrial and retail assets accounted for more than 62% of all commercial transactions, underscoring investor appetite for well-let, income-producing property.
• Main street activity on Baylis Street and Fitzmaurice Street picked up noticeably, with 17 sales recorded compared with just 10 the year before.
• Notable transactions included the Prince of Wales Motel, the former PCYC site on Gurwood Street (converted to a childcare facility), and the eastern lot of the Mill complex on Edward Street, acquired by a hotel developer.
• New industrial strata developments, including 200 Hammond Avenue and 161 Fernleigh Road, added more than 40 units to the market between them, giving owner-occupiers and investors fresh stock to choose from.

Fitzpatricks Sales Results 2025/26

Fitzpatricks' own results reflect the broader market's strength.

• The agency sold 200 houses, 46 units and 36 land parcels over the financial year.
• The top residential house sale was in Gumly Gumly, which sold for $2,850,000.
• The highest unit sale reached $1,250,000, and the top land sale hit $740,000.
• Median results across the portfolio: $739,250 for houses (up 12%), $442,500 for units (up 6.6%), and $277,500 for land (down 15.9%).

Looking Ahead

With Wagga Wagga's population forecast to grow from 70,734 to 82,296 by 2046, and demand continuing across first home buyers, upgraders, investors and downsizers, the market's long-standing reputation for steady, resilient growth looks set to continue. Buyers focused on affordability, and sellers focused on the right pricing and marketing strategy, are likely to remain the two defining forces in the year ahead.

Data sourced from the Fitzpatricks Report 2025/26 (26th edition), compiled using figures from the Reserve Bank of Australia, Pricefinder, Revenue NSW, NSW Family and Community Services, Forecast.id, Profile.id, Domain, REINSW, the Australian Bureau of Statistics and Fitzpatricks Real Estate.

For over 16 years, Fitzpatricks has produced the annual Fitzpatricks Report to give the Wagga Wagga community the most current insights into the local property market.

Download the full report below.

Download The 25th Edition of the Fitzpatricks Report

The past reports can be found here fitzpatricks.au/fitzreport