Sawtell
Investment Score
76
/100
AI Intelligence Summary
Sawtell is a picturesque coastal town located 10km south of Coffs Harbour on NSW's Mid North Coast, offering a relaxed beachside lifestyle with strong community connections. The suburb attracts a diverse mix of permanent residents, retirees seeking a sea change, and holiday home owners drawn to its beautiful main beach, rock pool, and established surf culture centered around the Sawtell Surf Life Saving Club. The local community is well-served by amenities including Sawtell Public School, the popular RSL Club, and charming shops and cafes along First Avenue, with regular markets and events fostering social connections. Property demand remains strong due to limited housing supply and the appeal of coastal living, with a mix of older beach houses and newer developments creating diverse housing options. The suburb benefits from proximity to Coffs Harbour's employment opportunities and services while maintaining its distinct village character, making it particularly attractive to families and retirees seeking a coastal lifestyle with urban conveniences nearby.
Strengths
- •Prime coastal location with beautiful main beach and rock pool
- •Strong community spirit with active surf club and regular events
- •Proximity to Coffs Harbour CBD and employment opportunities
- •Limited housing supply maintaining property values
Opportunities
- •Growing sea change migration trend increasing demand
- •Potential for holiday rental investment returns
- •Infrastructure improvements enhancing connectivity
- •Tourism growth benefiting local businesses
Considerations
- •Limited public transport options beyond bus services
- •Higher property prices due to coastal premium
- •Seasonal tourism creating fluctuating rental demand
- •Aging infrastructure requiring ongoing maintenance
Property Market
$985K
+8.2% 1yr
$650K
+6.5% 1yr
$825K
$900/wk
$650/wk
42
2.1%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.2% | +28.5% | +45.8% |
| Unit | +6.5% | +24.2% | +38.6% |
Rental Yields
House Yield
4.8%
Unit Yield
5.2%
Townhouse Yield
4.9%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Sawtell at median house price
Save $2,914
+8% surcharge
$900/wk
Negatively geared
Reduces taxable income
~$341/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)
$38,855
After-tax yield
2.93%
Weekly holding cost
$341/wk
10yr CGT (est.)
$260,818
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
3,200
48
$62K
per annum
58.0%
32.0%
28.0%
5.2%
22.0%
Dwelling Mix
Lifestyle & Community
12
6
540.0 km
Nearest Station: Coffs Harbour Station
Relaxed beachside living with excellent surf, swimming, and recreational facilities, complemented by local cafes, markets, and community events that foster strong social connections.
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Data sourced from multiple sources. Last updated 29 March 2026.