Crescent Head
Investment Score
75
/100
AI Intelligence Summary
Crescent Head is a small coastal town in NSW's Mid North Coast, renowned for its world-class surfing breaks and pristine beaches. With a population of 1,500 and median age of 50, the community consists primarily of retirees, sea-changers, and surfing enthusiasts drawn to the relaxed coastal lifestyle. The property market has shown strong growth with median house prices at $850,000, driven by limited supply and increasing demand from lifestyle buyers seeking coastal properties. The town offers excellent surfing conditions and natural beauty but has limited commercial amenities, requiring residents to travel to Kempsey for major services. Infrastructure is basic but adequate for the small community, with high car dependency due to minimal public transport. The area experiences seasonal population fluctuations due to tourism and holiday home ownership, creating opportunities in the short-term rental market.
Strengths
- •World-renowned surfing destination with excellent waves
- •Pristine coastal location directly on the beach
- •Strong property price growth and capital gains potential
- •Low crime rates and safe community environment
Opportunities
- •Holiday rental investment potential
- •Continued sea-change migration driving demand
- •Tourism growth supporting local economy
- •Premium pricing for beachfront properties
Considerations
- •Limited commercial amenities and services locally
- •High car dependency with minimal public transport
- •Seasonal population fluctuations affecting consistency
- •Distance from major employment centers
Property Market
$850K
+8.2% 1yr
$520K
+7.5% 1yr
$680K
$680/wk
$450/wk
42
3.2%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.2% | +28.5% | +45.8% |
| Unit | +7.5% | +25.2% | +42.1% |
Rental Yields
House Yield
4.2%
Unit Yield
5.8%
Townhouse Yield
4.8%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Crescent Head at median house price
Save $24,585
+8% surcharge
$680/wk
Negatively geared
Reduces taxable income
~$353/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)
$32,780
After-tax yield
2.56%
Weekly holding cost
$353/wk
10yr CGT (est.)
$225,218
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
1,500
50
$52K
per annum
45.0%
35.0%
28.0%
6.5%
18.0%
Dwelling Mix
Lifestyle & Community
3
4
420.0 km
Nearest Station: Kempsey Station
Beach-focused lifestyle with excellent surfing, fishing, walking, and water sports opportunities
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Data sourced from multiple sources. Last updated 26 March 2026.