Brighton Le Sands NSW Property Investment
Bayside (NSW) · 2216 · Score: 61/100 · Hold
Brighton Le Sands 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.
Brighton Le Sands NSW Investment Brief
## 1. Investment Verdict Hold – the 2.0 % gross rental yield is the key figure; it signals modest cash‑flow returns that do not justify a buy‑or‑sell push at present.
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## 2. Market Overview - Median house price: $2,095,000 - Median unit price: $1,310,000
Growth trend - 1‑year price growth: +15.3 % – strong short‑term upside. - 5‑year CAGR: ‑1.3 % per year – long‑term price pressure. - 3‑year forecast: +2 % – analysts expect only modest appreciation ahead.
Days on market: not supplied in the data set, so we cannot comment on speed of sales.
Signal: Buyers benefit from the 15.3 % recent price lift but must weigh the low 2 % yield and the negative 5‑year trend. Sellers can command high prices now, yet the modest forecast suggests limited further upside.
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## 3. Rental Market - Median weekly rent: $820 / wk - Gross rental yield: 2.0 %
*Vacancy rate* and *demand rating* are not provided, so we cannot quantify them.
Implication: The 2 % yield is below the typical “good” threshold (≈3–4 %). Investors should expect limited cash‑flow and rely more on capital growth expectations.
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## 4. Short‑Term Rental (STR) Opportunity No STR‑specific data (nightly rate, occupancy, annual revenue) are supplied. Consequently we cannot calculate an STR gross yield or compare it to the long‑term rental (LTR) return. With only a 2 % LTR yield, an STR model could be attractive if local short‑term demand and regulatory conditions support higher nightly rates, but that assessment requires data beyond what is provided.
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## 5. Infrastructure & Growth Drivers The data set does not list any known projects, transport upgrades, or major employment hubs for Brighton Le Sands. Without those inputs we cannot identify concrete demand drivers or constraints.
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## 6. Bull Case Assume the 3‑year forecast of +2 % annual growth materialises and that the yield improves to 2.5 % through rent growth.
| Metric | Current | Bull‑case (3 yr) |
|---|---|---|
| Median house price | $2,095,000 | $2,095,000 × (1.02)³ ≈ $2,226,000 |
| Median unit price | $1,310,000 | $1,310,000 × (1.02)³ ≈ $1,393,000 |
| Weekly rent (if rent rises 2 %/yr) | $820 | $820 × (1.02)³ ≈ $874 / wk |
| Gross yield (with new rent) | 2.0 % | $874 × 52 ÷ $2,095,000 ≈ 2.2 % (house) / $874 × 52 ÷ $1,310,000 ≈ 3.5 % (unit) |
If rent growth outpaces price growth, the unit market could push yields into the 3–4 % band, improving cash‑flow prospects.
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7. Risks
| Risk | Quantified aspect (from data) | Comment |
|---|---|---|
| Yield pressure | 2.0 % gross yield | Below the typical investor benchmark; limits cash‑flow. |
| Capital‑growth reversal | 5‑yr CAGR ‑1.3 % | Past five‑year decline suggests price volatility. |
| Vacancy uncertainty | Vacancy rate not supplied | Lack of data makes it hard to gauge rental security. |
| Interest‑rate sensitivity | Not quantified | Low yield means any rise in borrowing costs erodes net return. |
| Supply pipeline | No data on new dwellings | If a large number of units enter the market, yields could fall further. |
| Economic concentration | No employer data | Absence of a dominant employer reduces single‑employer risk, but also means demand may be more diffuse. |
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8. The Play
- Entry range: Target purchases near the median – $1.3 million for units or $2.1 million for houses. Look for discounts of 5–10 % to the median to improve yield.
- Minimum yield target: ≥2.5 % gross (i.e., rent of ≈$880 / wk for a house, $1,050 / wk for a unit).
- Watch signals:
- - Rent growth outpacing price growth (yield improvement).
- - Announcement of new transport or amenity projects.
- - Changes in interest rates that affect borrowing costs.
- - Any data on vacancy rates or STR performance that could shift the return profile.
- Recommended strategy:
- - Hold existing positions while monitoring rent‑to‑price dynamics.
- - For new entrants, seek properties priced below the median with the potential to lift rents (e.g., renovated units).
- - Consider a mixed‑strategy: if STR data later become available and indicate strong occupancy, test a limited STR pilot to capture higher yields; otherwise, stay with LTR for stability.
*All conclusions are drawn strictly from the supplied data; where data are missing, we have flagged the gap rather than infer figures.*
Gentrification Index
Growth Forecast
low confidenceBasis: 3yr growth 6.7% (discounted)
- +Low rental vacancy (1.6%) — constrained supply
- −Population decline (-0.0%/yr) — demand headwind
- −Slow market (124 days avg) — buyer hesitancy
- −High supply pipeline (4611 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
472
2020
1,069
2021
739
2022
804
2023
1,527
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2216
Decile 4 of 10 — Average
Population
28,027
Education (IEO)
8/10
Econ. Resources (IER)
2/10
10-Year Investment Projection
Modelled on Brighton Le Sands NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $820/wk median rent for Brighton Le Sands. 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
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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.