Shellharbour
Investment Score
78
/100
AI Intelligence Summary
Shellharbour is a charming coastal suburb in New South Wales, offering a unique blend of lifestyle and investment opportunities. With a median house price of $750,000 and a median unit price of $600,000, the suburb presents a relatively affordable option for homebuyers and investors alike. The population of 32,000 enjoys a moderate walkability score of 65, allowing for a mix of vehicular and pedestrian activity. The schools rating of 8.0 and safety rating of 8.0 make Shellharbour an attractive option for families. Although located 100 km from the CBD, the suburb's investment score of 78 and growth potential of 82 suggest a promising outlook for investors. The rental yield of 4.2% for houses and a low vacancy rate of 1.8% further reinforce the suburb's investment appeal. With its beautiful coastal surroundings and relatively affordable prices, Shellharbour is an excellent choice for those seeking a relaxed lifestyle and a potentially lucrative investment opportunity.
Strengths
- •Affordable housing options compared to other coastal suburbs
- •High schools rating and safety rating, making it ideal for families
- •Promising investment outlook with high growth potential
- •Relatively low vacancy rate, ensuring consistent rental income
Opportunities
- •Growing demand for coastal properties, driven by lifestyle and investment seekers
- •Potential for infrastructure development and urban renewal projects
- •Increasing popularity of Shellharbour as a tourist destination, driving local economic growth
Considerations
- •Distance from the CBD may deter some commuters and investors
- •Limited public transportation options, relying heavily on personal vehicles
- •Potential for coastal erosion and climate change impacts on property values
Property Market
$750K
+7.5% 1yr
$600K
+6.2% 1yr
$680K
$600/wk
$550/wk
32
1.8%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +7.5% | +22.0% | +35.0% |
| Unit | +6.2% | +18.5% | +28.0% |
Rental Yields
House Yield
4.2%
Unit Yield
4.8%
Townhouse Yield
4.4%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Shellharbour at median house price
Stamp Duty Estimate
Save $28,280
+8% surcharge
Negative Gearing Position
$600/wk
Negatively geared
Reduces taxable income
~$311/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $6,900
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 7.0% 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)
$28,280
After-tax yield
2.56%
Weekly holding cost
$311/wk
10yr CGT (est.)
$135,200
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
32,000
38
$78K
per annum
68.0%
45.0%
32.0%
4.2%
28.0%
Dwelling Mix
Lifestyle & Community
45
18
1
100.0 km
Nearest Station: Shellharbour Junction
Beach activities, water sports, marina dining, coastal walks, family events, and easy access to both natural recreation and urban amenities
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Data sourced from multiple sources. Last updated 18 April 2026.