Tullimbar NSW Property Investment
Kiama · 2527 · Score: 66/100 · Buy
Tullimbar 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.
Tullimbar NSW Investment Brief
BUY — 4.1% gross yield on a $1,006,176 median.
THE MARKET
Median house price in Tullimbar sits at $1,006,176 with 101 days on market and a 2.6% vacancy rate. This is a balanced market right now.
- Median house: $1,006,176 | Units: $737,601
- Gross yield: 4.1% | Net yield: 2.6%
- 5yr price CAGR: -22.2%/yr | 3yr forecast: 13.5%/yr
- Population: 1,840 | Owner-occupier rate: 78% | Affluence: Above Average
- Supply pipeline: Moderate — Strong population growth likely attracting new development approvals
RENTAL SNAPSHOT
- Vacancy: 2.6% (stable) | Rental demand: Moderate
- Median weekly rent: $800/wk | Days on market: 101 (worsening)
- Balanced market — vacancy manageable but monitor trend.
SHORT-TERM RENTAL
- Median nightly rate: $522/night | Occupancy: 40%
- Estimated annual STR gross: ~$76,167/yr
- vs long-term rent: $41,600/yr (+83% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Standard suburban transport access
BULL CASE
If Tullimbar maintains 4%+ annual growth and vacancy stays below 1.8%, median prices could reach $1,157,102 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Tullimbar pull back 10-15% from $1,006,176, with vacancy rising to 4.7% and rental yields softening as tenants gain leverage.
KEY RISKS
- Distance from CBD may limit long-term capital growth potential
COMPARABLE MARKETS
- Mount Druitt (NSW): $1,116,863 median, 2.9% yield, 22.1% 1yr growth
- Barrack Heights (NSW): $900,668 median, 4.0% yield, 9.3% 1yr growth
- Hebersham (NSW): $897,309 median, 3.2% yield, 15.4% 1yr growth
THE PLAY
Tullimbar presents a compelling investment opportunity. The combination of solid fundamentals and moderate rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 4.1% and prioritise properties with value-add potential. Consider timing entry around the current recovery phase of the market cycle.
- Entry range: $905,558 – $1,106,794
- 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: 3yr growth 1.6% (discounted)
- +Strong population growth (4.0%/yr) driving demand
- −Slow market (101 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 2026-06
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 2527
Decile 6 of 10 — Average
Population
26,072
Education (IEO)
3/10
Econ. Resources (IER)
8/10
10-Year Investment Projection
Modelled on Tullimbar NSW data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $800/wk median rent for Tullimbar. 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 Tullimbar
Get instant STR rules, granny flat feasibility, rental yield, and full investment strategy comparison for any address in Tullimbar.
Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.