Little Bay
Investment Score
78
/100
AI Intelligence Summary
Little Bay is a premium coastal suburb in Sydney's eastern suburbs, offering an enviable beachfront lifestyle just 14km from the CBD. With a population of 4,200 and median age of 42, it attracts professionals and families seeking coastal living with urban convenience. The suburb is dominated by apartments and units (68% of dwellings), reflecting significant new development activity that has transformed the area. Property values are strong, with median house prices at $1.85M and units at $920K, supported by the coastal location and proximity to amenities like Prince of Wales Hospital and UNSW. The community enjoys excellent safety ratings, beautiful beaches, and recreational facilities including NSW Golf Club. While public transport options are limited to bus services, the suburb compensates with high walkability scores and direct beach access. Investment fundamentals are solid with low vacancy rates (1.8%), strong rental yields, and consistent capital growth driven by the premium coastal position and ongoing development.
Strengths
- •Premium coastal location with direct beach access and scenic views
- •Strong property fundamentals with consistent capital growth and low vacancy rates
- •High safety ratings and family-friendly environment with quality amenities
- •Proximity to major medical facilities (Prince of Wales Hospital) and UNSW
Opportunities
- •Continued gentrification and development of remaining sites
- •Infrastructure improvements along Anzac Parade corridor enhancing connectivity
- •Growing appeal to downsizers and retirees seeking coastal lifestyle
- •Potential for premium rental returns from proximity to hospitals and university
Considerations
- •Limited public transport options with bus-only services to major hubs
- •Higher property prices creating affordability barriers for first-time buyers
- •Limited local shopping requiring travel to Eastgardens or Maroubra for major retail
- •Parking constraints during peak beach season and in new developments
Property Market
$1.85M
+8.5% 1yr
$920K
+7.2% 1yr
$1.35M
$1,150/wk
$720/wk
32
1.8%
74.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.3% | +38.7% |
| Unit | +7.2% | +19.8% | +35.4% |
Rental Yields
House Yield
3.2%
Unit Yield
4.1%
Townhouse Yield
3.6%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Little Bay at median house price
+8% surcharge
$1150/wk
Negatively geared
Reduces taxable income
~$970/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)
$84,140
After-tax yield
1.95%
Weekly holding cost
$970/wk
10yr CGT (est.)
$381,323
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
4,200
42
$95K
per annum
58.0%
52.0%
48.0%
3.2%
38.0%
Dwelling Mix
Lifestyle & Community
12
8
2
14.0 km
Nearest Station: Maroubra Junction
Premium coastal living with direct beach access, golf course, coastal walks, and proximity to cafes and recreational facilities, balanced with easy access to major medical and educational institutions.
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Data sourced from multiple sources. Last updated 27 March 2026.