For many, the Upper Hunter property market looks like another normal patch of rural countryside with busy small towns.
But if you look a little deeper you find this region has much more to offer.
Excellent infrastructure, a wide range of industries and stunning views (and wines) paint a promising picture.
However, with housing in this area also much cheaper than surrounding regions, this collection of thriving communities creates the perfect place to live and commute to larger cities like Newcastle or Sydney.
So what is there to discover in the Upper Hunter property market?
Upper Hunter profile
The Upper Hunter region generally covers the early stretches north of Newcastle. The region itself mostly falls into four LGAs:
- Dungog Shire
- Muswellbrook Shire
- Singleton Shire
- Upper Hunter Shire
No matter where you go across the region, the look is overwhelmingly similar. Rolling hillsides sprawling away from the Great Dividing Range with busy towns providing lively communities to live in.
Many of the towns in the industry have ties to livestock, wine and the coal mining industries. However, it has grown into a much more diverse region which has become a burgeoning tourism industry.
You’ll find that many of the larger towns. such as Muswellbrook and Singleton, are excellent hubs as they straddle the early stretches of the New England Highway. Other major roads such as the Golden Highway provide access to other major communities like Maitland.
These roads are alongside excellent railway connections with multiple stations straddling the Main North Line which connects Sydney to Brisbane. All this comes with the average house in many towns falling under $600,000. So where are some of the best places to invest in the Upper Hunter region?
Upper Hunter Property Market Trends
Singleton
The main town of Singleton Shire, Singleton is very much the centre of its community. It sits as one of the first communities many people hit as they head north-west from Newcastle, taking around an hour on the M15. This town of almost 25,000 has excellent connections to other major centres. It sits on the early stretches of the New England Highway providing access to places like Newy, Tamworth and Armidale.
It also has a direct rail connection to major cities such as Newcastle and Sydney, making it an ideal hub for commuters.
When it comes to buying property, the average house price in the town is $635,000 (April 2025) showing noticeable growth from June 2024 when it was $600,000. A unit averages at $430,000 in early 2025 – a growth of 16.2% compared to June 2023. These figures are also double what unit prices were in the town in the pre-COVID boom.
It showcases a strong demand in one of NSW’s most overlooked towns for a property steal.
Population: 24,719 (2021 census)
LGA: Singleton Shire
Average house price: $635,000 (April 2025, RealEstate.com.au)
Average unit price: $430,000 (April 2025, RealEstate.com.au)
Average rental price (house): $600 p/w (April 2025, RealEstate.com.au)
Average rental price (unit): $420 p/w (April 2025, RealEstate.com.au)
Muswellbrook
Very few towns have been able to transform themselves quite like what Muswellbrook has.
This small town has changed from relying on coal mining to becoming a vibrant community. Not only has it become the main base for the Hunter Valley wine industry but also several artisan cafes highlight the rich produce grown in the area.
It’s a well-connected town on the New England Highway boasts excellent road connections across the state and it also has direct rail links to both Newcastle and Sydney.
Despite all of these traits, house prices in Muswellbrook have remained lower you might think. The average house price is valued at $549,000 (up from $492,500 in June 2024) – almost a $100,000 drop compared to other nearby towns like Singleton. Unit prices are also much cheaper with the median price being $310,000 – up from $295,000 in June 2024.
Muswellbrook offers a great place for young families to get on the housing market and is one of the more accessible towns in the Upper Hunter property market.
Population: 12,272 (2021 census)
LGA: Muswellbrook Shire
Average house price: $549,000 (April 2025, RealEstate.com.au)
Average unit price: $310,000 (April 2025, RealEstate.com.au)
Average rental price (house): $500 p/w (April 2025, RealEstate.com.au)
Average rental price (unit): $360 p/w (April 2025, RealEstate.com.au)
Denman
Even though it is one of the area’s smaller towns, Denman has seen a huge surge in interest in recent years.
Much of this comes down to the town’s excellent location in the region. Its place on the Golden Highway gives it direct links to major rural centres like Dubbo and Newcastle. It’s also close to several national parks with both Wollemi National Park and Goulburn River National Park both within 30kms from the town.
All these close links give Denman plenty of room for growth in the coming years. And this has been underlined by the surge in house prices in recent years. The average house price in April 2025 is $545,000, up from $510,000 a year earlier.
Population: 1,547 (2021 census)
LGA: Muswellbrook Shire
Average house price: $545,000 (April 2025, RealEstate.com.au)
Average rental price (house): $540 p/w (April 2025, RealEstate.com.au)
Scone
When it comes to Scone, one thing comes to mind: horse racing.
The town is known for being home to several elite stables that have bred champion horses across Australia. Yet this claim to fame is just the start of the town’s character. It’s also home to several heritage buildings and its place on the New England Highway makes it a popular visit for passing tourists.
Throw in direct connections to Newcastle, Tamworth, Dubbo and Armidale by road – and both Sydney & Newcastle by rail – and this is a town that has a lot going for it.
With its strong connections and thriving industries, Scone has seen property prices rise steadily in recent years. Prices have increased significantly in 2025. The average house price sits at $640,000 – up $70k from June 2024 – and the average unit has also gone up $35k.
Population: 5,013 (2021 census)
LGA: Upper Hunter Shire
Average house price: $640,000 (April 2025, RealEstate.com.au)
Average unit price: $340,000 (April 2025, RealEstate.com.au)
Average rental price (house): $520 p/w (April 2025, RealEstate.com.au)
Average rental price (unit): $400 p/w (April 2025, RealEstate.com.au)
Murrurundi
Murrurundi is one of the more picturesque towns in the Upper Hunter region and with fewer than 1000 residents it’s the best place to find that community feel.
The entire town is surrounded by the Liverpool Ranges giving dramatic vistas no matter where you look. Murrurundi also straddles the New England Highway giving this small town excellent links towards Newcastle.
It has also a steadily rising property portfolio with one the fastest rising price averages in the Upper Hunter property market. After huge growth of 47% from 2023 to 2024, things have started to slow down, even though they’re still rising.
Population: 822 (2021 census)
LGA: Upper Hunter Shire
Average house price: $445,000 (April 2025, RealEstate.com.au)
Average rental price (house): $412 p/w (April 2025, RealEstate.com.au)
Merriwa
On the western fringes of the Hunter Region, the town of Merriwa feels like a classic country town.
Still very much a farming town, Merriwa has a small thriving community that is kept going by its placement directly on the Golden Highway. As the halfway point between Newcastle and Dubbo, the town often gets as much business from passing tourists as it does residents.
Property in Merriwa is one of the few places that has dropped in price recently. The average house was priced at $410,000 in June 2024, but that’s now dropped to $370,000 in 2025. However, the average rent has gone up from $350 per week to $400, making it an appealing location for property investors and landlords.
Population: 1,825 (2021 census)
LGA: Upper Hunter Shire
Average house price: $370,000 (April 2025, RealEstate.com.au)
Average rental price (house): $400 p/w (April 2025, RealEstate.com.au)
Dungog
Located on the northern fringes of the Hunter Region, the town of Dungog has transformed in recent years. No longer relying on dairy or timber to sustain itself, the town has recently become a haven for culture in recent years.
The Dungog Festival has brought new eyes to the town thanks to its burgeoning film competitions and art collections.
All this attention has made Dungog one of the more expensive places for property in the Upper Hunter. The average house price in the town sits at $572,500 as of April 2025, a slight drop from $605,000 in June 2024. Like in Merriwa, average rents have risen slightly in the same time: from $467/week to $480/week.
These two trends may be of interest to people looking to invest in property in NSW.
Population: 2,169 (2021 census)
LGA: Dungog Shire
Average house price: $572,500 (April 2025, RealEstate.com.au)
Average rental price (house): $480 p/w (April 2025, RealEstate.com.au)
Conclusion
When it comes to discovering the Upper Hunter property market, it’s not hard to see why the area has become so appealing.
Lively communities across the region have translated across to buyers wanting to settle in the area. Towns like Muswellbrook and Scone offer great value for money particularly given their excellent road and rail links.
In some towns such as Dungog and Merriwa, property prices have dropped slightly while rental yields have increased. It’s these little trends that make the Upper Hunter property market one of the most in demand in all of New South Wales.
To seek out the best options for purchasing a home, speak to a Wisebuy Home Lender for guidance today.
Our Maitland home brokers can give you all the advice you need to work out the best way to get on the property ladder today.
Read more about investing in regional NSW here.
