Nambucca Heads
Investment Score
76
/100
AI Intelligence Summary
Nambucca Heads is a charming coastal town in NSW, offering a relaxed lifestyle with stunning natural beauty. With a median house price of $720,000 and median unit price of $485,000, the suburb presents a relatively affordable option for homebuyers and investors alike. The area boasts a strong investment score of 76 and growth potential of 72, driven by its proximity to beautiful beaches, national parks, and a growing tourism industry. The rental yield for houses is a respectable 4.1%, and the vacancy rate is a low 1.8%, indicating a stable demand for rental properties. While it may be distant from the CBD, Nambucca Heads' unique blend of natural attractions, relatively low prices, and promising investment outlook make it an attractive choice for those seeking a laid-back lifestyle or a lucrative investment opportunity.
Strengths
- •Affordable housing options
- •Strong investment potential
- •Beautiful natural surroundings
- •Growing tourism industry
Opportunities
- •Growing demand for holiday rentals
- •Increasing popularity of coastal towns for treechange and seachange buyers
- •Potential for development and infrastructure growth to support tourism industry
Considerations
- •Distance from the CBD
- •Limited job opportunities
- •Potential for seasonal fluctuations in tourism demand
Property Market
$720K
+8.2% 1yr
$485K
+6.8% 1yr
$580K
$570/wk
$485/wk
42
1.8%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.2% | +22.5% | +38.7% |
| Unit | +6.8% | +18.3% | +32.1% |
Rental Yields
House Yield
4.1%
Unit Yield
5.2%
Townhouse Yield
4.6%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Nambucca Heads at median house price
Stamp Duty Estimate
Save $26,930
+8% surcharge
Negative Gearing Position
$570/wk
Negatively geared
Reduces taxable income
~$303/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $6,612
CPA Note: Land tax applies to your total NSW land holdings, not individual properties. Portfolio holders should aggregate all investment land values.
CGT Projection
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)
$26,930
After-tax yield
2.50%
Weekly holding cost
$303/wk
10yr CGT (est.)
$149,541
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). This calculator provides estimates for illustrative purposes only and does not constitute financial, tax, or investment advice. Results depend on assumptions that may not reflect your actual situation. Tax laws, interest rates, and market conditions change frequently. Always consult a qualified professional — such as a CPA, mortgage broker, or financial adviser — before making financial decisions. Ding Group provides integrated advisory through Local Knowledge (CPA), Ding Financial (Mortgage Brokerage), and Ding Real Estate (Licensed Agency).
Demographics
6,800
52
$52K
per annum
58.0%
32.0%
22.0%
6.2%
18.0%
Dwelling Mix
Lifestyle & Community
15
8
1
450.0 km
Nearest Station: None - bus services only
Water-based recreation, fishing, boating, golf, community events, and relaxed coastal living
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Data sourced from multiple sources. Last updated 23 April 2026.