Raymond Terrace
Investment Score
75
/100
AI Intelligence Summary
Raymond Terrace is a historic regional town in NSW's Port Stephens area, serving as a major service center for the Hunter Valley region. Located approximately 30km north of Newcastle on the Pacific Highway, it offers an appealing blend of regional lifestyle with urban accessibility. The suburb features a heritage town center, quality educational facilities including Raymond Terrace Public and High Schools, and recreational amenities along the Hunter River. Property values have experienced significant growth driven by Newcastle's proximity and regional migration trends, attracting families and first home buyers seeking affordability compared to Newcastle. The area benefits from ongoing infrastructure improvements, NBN coverage, and a growing hospitality scene, while maintaining its small-town character with modern conveniences.
Strengths
- •Strategic location on Pacific Highway with direct Newcastle and Sydney access
- •Historic town center with heritage character and local shopping precinct
- •Strong educational facilities serving regional families
- •Hunter River recreational opportunities and scenic appeal
Opportunities
- •Continued population growth from Newcastle overflow
- •Tourism development leveraging Hunter River and heritage assets
- •Small business growth in hospitality and services
- •Infrastructure improvements enhancing connectivity
Considerations
- •Limited public transport options beyond bus services
- •Traffic congestion on Pacific Highway during peak periods
- •Limited employment diversity requiring commuting for specialized roles
- •Flood risk areas near Hunter River
Property Market
$680K
+8.5% 1yr
$485K
+6.8% 1yr
$590K
$620/wk
$485/wk
32
1.8%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +24.2% | +42.8% |
| Unit | +6.8% | +18.5% | +35.2% |
Rental Yields
House Yield
4.8%
Unit Yield
5.2%
Townhouse Yield
4.9%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Raymond Terrace at median house price
Save $25,130
+8% surcharge
$620/wk
Negatively geared
Reduces taxable income
~$236/week
Based on 8.6% 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)
$25,130
After-tax yield
2.93%
Weekly holding cost
$236/wk
10yr CGT (est.)
$163,305
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
8,500
42
$68K
per annum
58.0%
35.0%
22.0%
5.8%
18.0%
Dwelling Mix
Lifestyle & Community
18
8
1
165.0 km
Nearest Station: Hexham Station
Regional lifestyle with Hunter River recreation, heritage walks, local markets, golf course, and growing hospitality scene in the main street precinct.
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Data sourced from multiple sources. Last updated 29 March 2026.