Bellingen
Investment Score
74
/100
AI Intelligence Summary
Bellingen is a charming heritage town located in NSW's Mid North Coast region, serving as the administrative center of Bellingen Shire. With a population of 2,850 and a median age of 48 years, it attracts retirees, creative professionals, and lifestyle seekers drawn to its strong arts community, environmental focus, and proximity to pristine beaches and national parks. The property market has experienced significant growth driven by tree-change migration, with median house prices at $785,000 and limited housing supply creating competitive conditions. The town features a vibrant cultural scene with regular festivals and markets, quality local amenities, and excellent access to natural attractions. While transport options are limited and major retail requires travel to Coffs Harbour, Bellingen offers an exceptional lifestyle balance with strong community connections, environmental sustainability focus, and heritage charm that continues to attract buyers seeking an alternative to city living.
Strengths
- •Strong arts and cultural community with regular festivals and markets
- •Excellent proximity to beaches (25km) and national parks
- •Heritage architecture and charming town character
- •Low crime rate and high safety rating
Opportunities
- •Continued tree-change migration boosting demand
- •Tourism growth potential with heritage and natural attractions
- •Remote work trends supporting population growth
- •Development of eco-tourism and sustainable living initiatives
Considerations
- •Limited public transport options and connectivity
- •Restricted housing supply due to geographical constraints
- •Distance from major retail and employment centers
- •Aging population and limited youth retention
Property Market
$785K
+8.2% 1yr
$520K
+6.5% 1yr
$650K
$720/wk
$520/wk
42
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.2% | +22.5% | +38.7% |
| Unit | +6.5% | +18.2% | +32.1% |
Rental Yields
House Yield
4.8%
Unit Yield
5.2%
Townhouse Yield
5.0%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Bellingen at median house price
Save $29,855
+8% surcharge
$720/wk
Negatively geared
Reduces taxable income
~$270/week
Based on 7.7% 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)
$29,855
After-tax yield
2.93%
Weekly holding cost
$270/wk
10yr CGT (est.)
$162,945
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
2,850
48
$52K
per annum
58.0%
42.0%
38.0%
6.2%
22.0%
Dwelling Mix
Lifestyle & Community
12
8
1
485.0 km
Nearest Station: Urunga Station
Relaxed country lifestyle with access to beaches, national parks, farmers markets, arts festivals, and outdoor recreation activities along the Bellinger River and surrounding natural areas.
Interested in Bellingen?
Get a personalised buyer brief with AI-powered property intelligence for this suburb.
Data sourced from multiple sources. Last updated 26 March 2026.