Ulladulla
Investment Score
78
/100
AI Intelligence Summary
Ulladulla is a vibrant coastal town on NSW's South Coast, approximately 230km south of Sydney, renowned for its working fishing harbour, pristine beaches including world-class Mollymook Beach, and strong maritime culture. The town serves as a major service centre for the broader Shoalhaven region, attracting a diverse mix of permanent residents, sea-change migrants, retirees, and holiday home investors. With a population experiencing steady growth driven by lifestyle migration, Ulladulla offers an appealing blend of coastal living, recreational amenities, and community spirit. The property market remains robust with strong demand for coastal properties, though limited land supply between ocean and escarpment constrains development. The town features excellent healthcare facilities including Ulladulla Hospital, quality education options, and a thriving arts and events calendar including the famous Blessing of the Fleet festival. While public transport options are limited, the Princes Highway provides direct access to Sydney and Melbourne, making it accessible for weekend visitors and commuters.
Strengths
- •Premium coastal location with pristine beaches and working harbour
- •Strong community spirit with active arts scene and regular festivals
- •Established healthcare and education infrastructure
- •Growing population driven by sea-change migration
Opportunities
- •Growing retirement and sea-change market
- •Tourism infrastructure development potential
- •Harbour and marina expansion projects
- •Premium waterfront development sites
Considerations
- •Limited public transport connectivity
- •Seasonal population fluctuations affecting services
- •Geographic constraints limiting development expansion
- •Competition from short-term accommodation affecting rental supply
Property Market
$875K
+12.5% 1yr
$485K
+10.8% 1yr
$695K
$720/wk
$475/wk
42
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +12.5% | +28.2% | +45.8% |
| Unit | +10.8% | +24.5% | +38.2% |
Rental Yields
House Yield
4.2%
Unit Yield
5.1%
Townhouse Yield
4.6%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Ulladulla at median house price
Save $21,191
+8% surcharge
$720/wk
Negatively geared
Reduces taxable income
~$351/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)
$33,905
After-tax yield
2.56%
Weekly holding cost
$351/wk
10yr CGT (est.)
$231,810
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
6,200
52
$58K
per annum
58.0%
35.0%
28.0%
5.8%
22.0%
Dwelling Mix
Lifestyle & Community
45
12
1
230.0 km
Nearest Station: Bomaderry
Coastal lifestyle with fishing, boating, beach activities, golf, walking tracks, and vibrant community events calendar including markets and festivals.
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Data sourced from multiple sources. Last updated 29 March 2026.