Moruya NSW Property Investment
Eurobodalla · 2537 · Score: 55/100 · Hold
Moruya Short-Term Rental (Airbnb) Market
Moruya NSW Investment Brief
## 1. Investment Verdict Hold – the decisive figure is the 4.3 % gross rental yield. It is solid enough to generate cash flow but not high enough to offset the modest 1‑year price growth (3.3 %) and justify a “Buy” call.
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## 2. Market Overview - Median house price: $774,960 - Median unit price: $468,309
- 1‑year price growth: +3.3 %
- 5‑year CAGR: +12.3 % per annum
- 3‑year forecast: +13.5 %
*Signal:* Prices are still rising, but the 3‑month growth pace has slowed to single‑digit territory. With days on market not supplied, we cannot gauge buyer urgency, but the modest 1‑year rise suggests sellers face a slightly softer market while buyers still enjoy modest upside.
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## 3. Rental Market - Median weekly rent: $635 - Gross rental yield: 4.3 % - Vacancy rate: *Data not provided* - Demand rating: *Data not provided*
*Implication:* A 4.3 % yield places Moruya above the national average for houses, indicating decent cash‑flow potential. The absence of vacancy data means investors should assume a neutral risk until local vacancy figures become available.
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## 4. Short‑Term Rental (STR) Opportunity - STR nightly rate: *Data not provided* - Occupancy: *Data not provided* - Estimated annual STR revenue: *Cannot be calculated*
*Conclusion:* With no STR metrics, we cannot compare long‑term rental (LTR) versus short‑term rental. Until local STR data emerges, LTR remains the safer, data‑backed option.
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## 5. Infrastructure & Growth Drivers - Known projects / transport / employment base: *No data supplied*
*Interpretation:* Without concrete information on new infrastructure, major employers, or transport upgrades, we cannot identify specific catalysts or constraints. Investors should monitor council releases and regional development plans for future signals.
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## 6. Bull Case Assume the 3‑year growth forecast of 13.5 % materialises:
| Asset | Current Median | +13.5 % (3 yr) | Projected Median |
|---|---|---|---|
| House | $774,960 | +$104,520 | $879,480 |
| Unit | $468,309 | +$63,221 | $531,530 |
If rents keep pace with price growth, the weekly rent could rise to roughly $720 (≈13.5 % increase), lifting the gross yield to about 4.5 %. Capital gains plus higher rent would improve total return for a hold strategy.
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7. Risks
| Risk | Quantified Concern |
|---|---|
| Vacancy risk | No vacancy figure – a rise above 5 % would erode the 4.3 % yield. |
| Single‑employer dependency | No employment data – if the local economy relies heavily on one sector, a downturn could depress both rent and price growth. |
| Supply pipeline | No data on new dwellings – a surge in approvals could increase stock, pressuring yields. |
| Rate sensitivity | With a 4.3 % yield, a 2 % rise in mortgage rates would cut net cash flow by roughly half of the gross yield, tightening investor margins. |
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8. The Play
- Entry range: Target purchases around the current medians – $750k–$800k for houses and $450k–$480k for units.
- Minimum yield to target: Aim for ≥4.5 % gross to provide a buffer against vacancy spikes and rate hikes.
- Watch signals:
- Recommended strategy: Hold existing assets, seek new acquisitions only at the lower end of the entry range, and monitor the above signals. If vacancy data shows a rise above 5 % or a supply glut appears, consider reallocating to higher‑yield suburbs. Until STR data emerges, focus on long‑term rental cash flow.
Gentrification Index
Growth Forecast
high confidenceBasis: 5yr CAGR 12.3% + 10yr CAGR 7.3%
- +Above-average population growth (1.9%/yr)
- −High supply pipeline (1331 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 2026-03
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
237
2020
361
2021
291
2022
271
2023
171
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 2537
Decile 6 of 10 — Average
Population
12,981
Education (IEO)
5/10
Econ. Resources (IER)
5/10
10-Year Investment Projection
Modelled on Moruya NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $635/wk median rent for Moruya. 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.
Analyse a Property in Moruya
Get instant STR rules, granny flat feasibility, rental yield, and full investment strategy comparison for any address in Moruya.
Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.