Batemans Bay
Investment Score
75
/100
AI Intelligence Summary
Batemans Bay is a picturesque coastal town on NSW's South Coast, serving as a major regional hub for the Eurobodalla Shire. With a population of 13,200 and median age of 52, it's a popular retirement and sea-change destination attracting retirees from Sydney and Canberra. The town offers excellent coastal lifestyle amenities including pristine beaches, boating facilities, and the iconic Batemans Bay Marina. Property market has shown strong growth with median house prices at $750,000, driven by lifestyle seekers and limited land supply due to geographical constraints. The area benefits from solid infrastructure including the recently completed bridge replacement, though public transport options remain limited. Strong rental yields of 3.8% for houses and 4.5% for units reflect healthy investment demand, supported by both permanent residents and holiday rental markets. The community offers good schools, healthcare facilities, and recreational amenities, making it highly family-friendly with excellent safety ratings.
Strengths
- •Prime coastal location with pristine beaches and water access
- •Strong population growth from sea-change migration and retirees
- •Excellent rental yields and investment fundamentals
- •Recently upgraded infrastructure including new bridge
Opportunities
- •Growing retirement demographic driving demand
- •Potential for holiday rental investments
- •Infrastructure improvements enhancing accessibility
- •Tourism growth supporting local economy
Considerations
- •Limited public transport connectivity
- •Seasonal population fluctuations affecting services
- •Constrained land supply limiting development
- •Distance from major employment centers
Property Market
$750K
+8.5% 1yr
$485K
+7.2% 1yr
$620K
$550/wk
$420/wk
42
2.8%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +28.2% | +45.8% |
| Unit | +7.2% | +24.5% | +38.6% |
Rental Yields
House Yield
3.8%
Unit Yield
4.5%
Townhouse Yield
4.1%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Batemans Bay at median house price
Save $28,280
+8% surcharge
$550/wk
Negatively geared
Reduces taxable income
~$342/week
Based on 9.2% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$28,280
After-tax yield
2.32%
Weekly holding cost
$342/wk
10yr CGT (est.)
$198,847
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). Individual circumstances vary. This is general information only and not personal financial advice. Consult your CPA before making investment decisions. Local Knowledge Pty Ltd — Registered Tax Agent.
Demographics
13,200
52
$52K
per annum
58.0%
32.0%
28.0%
6.8%
18.0%
Dwelling Mix
Lifestyle & Community
35
12
1
285.0 km
Nearest Station: Bomaderry
Coastal living with fishing, boating, beaches, golf, dining, and cultural events
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Data sourced from multiple sources. Last updated 26 March 2026.