Looking Beyond Dubbo: Could Moving a Little Further Out Get You More for Your Money?
Gilgandra, Coonamble and Coonabarabran. Three country towns, three different property markets, and plenty to consider if you're thinking about making a move.
In our last property market update, we looked at what was really happening with house prices around Dubbo, Wellington and Narromine.
While national headlines were reporting falling property prices, our local markets were telling a different story.
But it got us thinking.
What happens if you look a little further out of Dubbo?
Could you get a bigger home, a bigger backyard or even a completely different lifestyle without spending as much?
And if you're already considering moving, how much further would you be prepared to go to get more for your money?
This month, we're heading north to look at three country towns: Gilgandra, Coonamble and Coonabarabran.
We're comparing house prices, looking at the size of properties available and exploring what these communities have to offer.
Because there's a lot more to choosing where to live than the price of the house.
What's happening with house prices outside Dubbo?
Let's start with the numbers.
According to property market data for September 2025 to August 2026, Dubbo's median house price was approximately $690,000, an increase of 15% compared with the previous 12 months.
But head north, and the figures look quite different.
Gilgandra recorded a median house price of $345,500, up 6.3% over the previous 12 months.
Further north, Coonamble's median house price was $198,000, an increase of 13.1%.
And in Coonabarabran, the median house price reached $320,000, up 11.8%.
All three towns recorded increases in their median house prices, despite the broader property market headlines we discussed in our previous blog.
But here's where things get interesting.
The difference between Dubbo's median house price and Coonamble's is almost $500,000.
That's a substantial difference, particularly for first-home buyers, families looking for more space, or people who simply don't want to spend as much on their next home.
Of course, that doesn't mean you'll find the same type of house in every town, or that moving further away automatically gets you a bigger property.
So, what might your money actually buy?
Gilgandra: Would you travel 40 minutes for a bigger backyard?
Gilgandra is approximately 65 kilometres north of Dubbo, making it one of the closer options for buyers considering a move outside the city.
For someone who works in Dubbo but would prefer to live in a smaller country town, that distance might be quite manageable.
And when you look at the property prices, it's easy to see why buyers might consider expanding their search.
Gilgandra's median house price of $345,500 is roughly half Dubbo's.
But what about the size of the properties?
Recent property sales provide some interesting examples.
A three-bedroom home on Noreen Street, sitting on a 1,764-square-metre block, sold for $335,000 in September 2026.
Another property on Butler Drive, with two bedrooms and a substantial 3,619-square-metre block, sold for $460,000.
These are individual sales rather than typical property sizes, but they show the variety of homes and land available in Gilgandra.
Imagine having room for a decent shed, a vegetable garden, the kids' play equipment, and still having plenty of backyard left over.
For buyers who've been looking at smaller residential blocks in Dubbo, that extra space could be appealing.
But what's it actually like living in Gilgandra?
There's more to Gilgandra than affordable property.
It's an established agricultural town with local schools, sporting clubs, shops and community facilities.
For families, having schools and everyday services close to home can be an important consideration. And with Dubbo less than an hour away, residents can still access the larger regional centre for shopping, employment and other services.
Gilgandra also has its own identity and history, including its connection to the famous Coo-ee March.
For someone wanting a smaller community without moving too far from Dubbo, it's worth taking a closer look.
Coonamble: Could your budget stretch even further?
Now, let's head a little further north.
Coonamble is approximately two hours from Dubbo, so we're talking about a bigger lifestyle change than moving to Gilgandra.
But we're also looking at a very different property market.
For the 12 months to August 2026, Coonamble recorded a median house price of $198,000.
That's less than a third of Dubbo's median house price.
Interestingly, Coonamble's median house price increased by 13.1% over the previous year, with 60 house sales recorded during the reporting period.
So, while the town has a considerably lower median price than Dubbo, that doesn't mean its property market hasn't been changing.
What could $200,000 buy in Coonamble?
Some recent property sales give us an idea.
A three-bedroom home on Greene Avenue, sitting on a 1,138-square-metre block, sold for $155,000 in August 2026.
Another three-bedroom property on Dubbo Street, with a 2,024-square-metre block, sold for $200,000 during the same month.
For buyers working with a budget that might limit their options in Dubbo, those figures could open up a different range of possibilities.
You may be able to find a home with additional bedrooms, a larger backyard or room to make improvements over time.
However, there's something worth remembering when looking at lower-priced properties.
A cheaper purchase price doesn't necessarily mean a cheaper property to own.
An older home might need substantial renovations, repairs, or upgrades. And if you're buying a property with a large block, you'll need to consider the ongoing maintenance as well.
It's important to look at the whole property, not just the asking price.
What about the Coonamble community?
Coonamble has a strong agricultural background and a well-established country community.
Its annual rodeo and campdraft are major local events, bringing visitors and competitors into the region.
There are also local schools, sporting clubs, shops and community facilities.
For someone who enjoys country living, sporting events and being involved in a smaller community, those things can be an important part of choosing where to live.
But with Dubbo around two hours away, it's worth thinking carefully about your everyday routine.
Would you be working locally? Could you work remotely? How often would you need to travel for appointments, shopping or family commitments?
The house might be more affordable, but the location still needs to work for you.
Coonabarabran: A bigger backyard with the Warrumbungles on your doorstep?
If you love the outdoors, Coonabarabran might already be on your radar.
Located approximately one hour and 40 minutes from Dubbo, it's another established regional town with its own property market and lifestyle.
And the latest figures are interesting.
Coonabarabran recorded a median house price of $320,000 for the year to August 2026, an increase of 11.8% compared with the previous 12 months.
There were 82 house sales recorded during that period.
For buyers looking at three-bedroom homes, the median price was approximately $318,000, while four-bedroom houses had a median price of around $430,000.
That's quite a difference from Dubbo, where the median price for a four-bedroom house was approximately $770,500 over the same period.
What about the block sizes?
There are some interesting examples of residential properties in Coonabarabran.
A four-bedroom home on Cassilis Street, sitting on a 985-square-metre block, sold for $375,000 in June 2026.
Another four-bedroom property on Timor Road, with a substantial 3,773-square-metre block, sold for $565,000 in September 2026.
These are individual sales rather than typical block sizes, but they give buyers an idea of the range of properties available.
And if you're prepared to look beyond the town itself, there are also rural and semi-rural properties to consider.
What makes Coonabarabran different?
It's hard to talk about Coonabarabran without mentioning the Warrumbungles.
The town is a gateway to Warrumbungle National Park and is well known for its connection to astronomy and stargazing.
For people who enjoy bushwalking, camping and spending time outdoors, that's a pretty appealing backyard.
But Coonabarabran isn't just a destination for visitors.
It's also a working country town with local schools, shops, sporting clubs and community activities.
If you're thinking about moving there, it's worth spending some time in town, exploring the surrounding area and getting a feel for what everyday life might look like.
Because visiting somewhere for a weekend and living there full-time can be two very different experiences.
So, does moving further out actually get you more for your money?
Looking at these three towns, there's certainly a substantial difference in house prices compared with Dubbo.
But here's something to think about.
Would you prefer a smaller home in Dubbo, close to work, schools and everything you're familiar with?
Or would you consider moving further away if it meant having a larger home, more land or potentially a smaller mortgage?
There's no single answer.
For some families, an extra 40 minutes of travelling might be worth it for a bigger backyard.
For others, moving two hours away could mean changing jobs, schools and their entire daily routine.
And while a larger block sounds appealing, it also comes with additional responsibilities.
More mowing, more fencing and potentially more maintenance.
That's why it's important to look at what you're getting for your money, rather than simply comparing median house prices.
A quick word about those property figures
Before you get too excited about a town's median house price, remember that the figures don't tell the whole story.
For the 12 months to August 2026, Dubbo recorded approximately 955 house sales. Gilgandra recorded just 57, Coonamble 60 and Coonabarabran 82.
That's quite a difference.
When fewer properties are selling, the type of homes that change hands can have a greater influence on the median price.
For example, if a larger number of renovated four-bedroom homes sell in one year, the median might increase even if the value of individual properties hasn't changed significantly.
The same applies to block sizes.
A handful of sales involving large residential blocks doesn't necessarily mean every home in that town comes with a quarter-acre backyard.
Without a consistent dataset covering residential land sizes across all three towns, we can't reliably compare their average block sizes.
That's why looking at recent comparable sales and individual properties is so important.
Found a bigger block? Here's what you need to check before buying.
Imagine you've found a lovely four-bedroom home on a large block just outside town.
There's room for the kids, a decent shed and maybe even that swimming pool you've always wanted.
The price looks good, the location feels right and you're already planning where everything will go.
But before you sign the contract, there are a few things worth investigating.
Just because a property has plenty of land doesn't automatically mean you can do whatever you want with it.
For example, is the land zoned for what you're planning? Are there easements that could affect where you build? Does the property have legal access, and are water and sewerage services connected?
If you're considering rural or semi-rural land, there may be additional matters to investigate.
Flood risks, boundary issues, access arrangements and restrictions on future development can all affect what you're able to do with a property.
And if you're planning to subdivide a large block or build a second dwelling, don't assume you'll be able to simply because there's enough space.
These are things worth checking before committing to a purchase, not after you've moved in.
Your conveyancer can help identify relevant matters in the contract and property searches, and advise when additional advice from council, a surveyor or another specialist is needed.
Thinking about buying outside Dubbo?
Whether you're looking at Gilgandra, Coonamble, Coonabarabran or somewhere else in the region, there's plenty to consider beyond the asking price.
A bigger backyard might be exactly what your family needs.
A smaller mortgage might give you a little more financial breathing room.
Or perhaps you're simply ready for a change and would love to settle into a smaller country community.
Whatever your reasons, take the time to explore the area, look at recent property sales and make sure the property itself suits your needs.
And before you sign anything, reach out to me, Bek.
I can help you understand the contract, identify matters that need further investigation and guide you through the conveyancing process.
Phone: 0409 433 334
Email: office@dubboconveyancing.com.au
References and further reading
Property market figures quoted in this article relate to September 2025 to August 2026, unless otherwise stated.
1. realestate.com.au – Dubbo Property Market Median house prices, annual growth and sales activity. https://www.realestate.com.au/nsw/dubbo-2830/
2. realestate.com.au – Gilgandra Property Market Median house prices, annual growth and sales activity. https://www.realestate.com.au/nsw/gilgandra-2827/
3. realestate.com.au – Coonamble Property Market Median house prices, annual growth and sales activity. https://www.realestate.com.au/nsw/coonamble-2829/
4. realestate.com.au – Coonabarabran Property Market Median house prices, annual growth and sales activity. https://www.realestate.com.au/nsw/coonabarabran-2357/
5. Domain – Sold Properties Examples of residential property sales and land sizes in Gilgandra, Coonamble and Coonabarabran. https://www.domain.com.au/sold-listings/
6. Gilgandra Shire Council Local community information and services. https://www.gilgandra.nsw.gov.au/
7. Coonamble Shire Council Local community information and services. https://www.coonambleshire.nsw.gov.au/
8. Warrumbungle Shire Council Local community information and services. https://www.warrumbungle.nsw.gov.au/
9. Dubbo Conveyancing – The News Says House Prices Are Falling, But What's Actually Happening Around Dubbo? Previous regional property market update, September 2026. https://www.dubboconveyancing.com.au/our-blog/the-news-says-house-prices-are-falling-but-whats-actually-happening-around-dubbo
Please note:
This article is provided for general information purposes only and does not constitute legal, financial, investment or property advice. Property prices, market conditions and individual property characteristics can change, and past sales are not a guarantee of future property values. All property figures are based on publicly available information at the time of writing. Readers should undertake their own research and seek independent professional advice relevant to their circumstances before making any property-related decisions.