Berry
Investment Score
75
/100
AI Intelligence Summary
Berry is a picturesque heritage town in the Shoalhaven region, 150km south of Sydney, renowned for its charming main street lined with boutique shops, cafes, and galleries. The town has experienced significant growth driven by tree-change migration, attracting professionals, retirees, and families seeking a lifestyle change while maintaining proximity to coastal areas. Berry's property market has shown strong performance due to lifestyle migration and limited housing supply, with heritage-listed properties and character homes commanding premium prices. The community is characterized by a strong arts and cultural scene, hosting popular events like the Berry Music Festival and monthly markets. While the town offers excellent lifestyle amenities and natural beauty, it faces challenges including limited public transport, car dependency, and development constraints due to heritage preservation guidelines. The area benefits from improved NBN infrastructure supporting remote work, proximity to beaches at Gerroa and Seven Mile Beach, and access to the Princes Highway for regional connectivity.
Strengths
- •Heritage main street with boutique shopping and dining
- •Strong arts and cultural community with galleries and events
- •Proximity to pristine beaches and natural attractions
- •Growing appeal for tree-change migration
Opportunities
- •Continued growth in remote work supporting population growth
- •Tourism development leveraging heritage and natural assets
- •Premium rural residential development on larger blocks
- •Boutique retail and hospitality expansion
Considerations
- •Limited public transport and high car dependency
- •Heritage preservation constraints limiting development
- •Distance from major employment centers
- •Tight rental market with low vacancy rates
Property Market
$1.15M
+3.5% 1yr
$750K
+2.8% 1yr
$950K
$720/wk
$580/wk
45
1.2%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +3.5% | +28.0% | +45.0% |
| Unit | +2.8% | +25.0% | +42.0% |
Rental Yields
House Yield
3.2%
Unit Yield
4.1%
Townhouse Yield
3.5%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Berry at median house price
+8% surcharge
$720/wk
Negatively geared
Reduces taxable income
~$600/week
Based on 9.0% 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)
$46,280
After-tax yield
1.95%
Weekly holding cost
$600/wk
10yr CGT (est.)
$296,485
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
2,800
48
$78K
per annum
58.0%
45.0%
38.0%
4.2%
25.0%
Dwelling Mix
Lifestyle & Community
25
8
1
150.0 km
Nearest Station: Bomaderry Station
Relaxed rural lifestyle with heritage charm, boutique shopping, cultural events, and easy access to beaches and natural attractions.
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Data sourced from multiple sources. Last updated 26 March 2026.