Berry NSW Property Investment
Kiama · 2535 · Score: 57/100 · Hold
Berry Short-Term Rental (Airbnb) Market
Estimated revenue assumes year-round availability. Non-hosted short-stays are night-capped in some councils (e.g. 60 nights across most of Byron Shire, 180 in Ballina, Muswellbrook and parts of Greater Sydney) and levied in Victoria — the legal cap can cut achievable income well below this figure. Run STR Check for the rules on a specific address.
Berry NSW Investment Brief
HOLD — $1,643,898 median with 55.7%/yr growth over 5 years.
THE MARKET
Berry has compounded at 55.7%/yr over 5 years — a house that cost $179,652 in 2021 is worth $1,643,898 today. Properties are sitting on market for 200 days (buyers have negotiating room). At the same growth rate, today's median reaches $15,042,428 by 2031.
- Median house: $1,643,898 | Units: $1,218,130
- Gross yield: 2.8% | Net yield: 1.2%
- 5yr price CAGR: 55.7%/yr | 3yr forecast: 9.0%/yr
- Population: 3,098 | Owner-occupier rate: 79% | Affluence: High
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 2.8% (stable) | Rental demand: Moderate
- Median weekly rent: $870/wk | Days on market: 200 (worsening)
- Balanced market — vacancy manageable but monitor trend.
SHORT-TERM RENTAL
- Median nightly rate: $741/night | Occupancy: 40%
- Estimated annual STR gross: ~$108,214/yr
- vs long-term rent: $45,240/yr (+139% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Berry station 0.6km away
BULL CASE
If Berry maintains 3%+ annual growth and vacancy stays below 2.0%, median prices could reach $1,890,483 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Berry pull back 10-15% from $1,643,898, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.
KEY RISKS
- Distance from CBD may limit long-term capital growth potential
COMPARABLE MARKETS
- Barrack Point (NSW): $1,671,610 median, 2.6% yield, 1.8% 1yr growth
- Sawyers Gully (NSW): $1,244,592 median, 2.2% yield, -14.8% 1yr growth
- Sandilands (NSW): $1,200,000 median, 1.7% yield, 0.0% 1yr growth
THE PLAY
Berry offers balanced fundamentals but does not present an urgent buying signal. The market is in a boom phase with moderate vacancy risk. Monitor vacancy trends and price movements over the next 6-12 months. Only enter if a property can be acquired at or below median pricing with yields exceeding 4.0%.
- Entry range: $1,479,508 – $1,808,288
- Minimum gross yield to target: 4.5%
- Watch signal: vacancy dropping below 2% and days on market falling below 35
This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.
Gentrification Index
Growth Forecast
low confidenceBasis: 5yr CAGR 55.7% + 10yr CAGR 27.8%
- +Above-average population growth (1.7%/yr)
- −Slow market (200 days avg) — buyer hesitancy
- −High supply pipeline (565 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-07
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
89
2020
189
2021
129
2022
91
2023
67
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2535
Decile 8 of 10 — Low disadvantage
Population
7,993
Education (IEO)
8/10
Econ. Resources (IER)
8/10
10-Year Investment Projection
Modelled on Berry NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $870/wk median rent for Berry. Capital growth and rent increase are editable assumptions.
Schools
In your catchment
These are the government-school zones containing this suburb centroid. Specific addresses within the suburb may fall in different catchments — confirm with the school directly.
Nearby Suburbs
Analyse a Property in Berry
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Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.