Ulladulla
Investment Score
78
/100
AI Intelligence Summary
Ulladulla is a picturesque coastal town on the NSW South Coast, positioned 230km from Sydney's CBD, offering an enviable blend of relaxed beachside living and practical amenities. With a population of 6,200, this tight-knit community attracts a diverse mix of retirees, sea-changers, families, and holiday home investors drawn to its pristine beaches, fishing culture, and laid-back lifestyle. The property market demonstrates solid fundamentals, with median house prices at $875,000 and units at $485,000, positioning Ulladulla as an accessible coastal option compared to premium Sydney markets. The town's investment credentials are compelling, boasting a strong investment score of 78/100 and impressive growth potential of 82/100, supported by a healthy rental yield of 4.2% and exceptionally low vacancy rate of 1.8%. These metrics reflect sustained demand from both permanent residents and the thriving holiday rental market. Ulladulla's economy centres around tourism, fishing, and agriculture, with the harbour serving as a focal point for commercial and recreational activities. The town offers good walkability (65/100), quality schooling options (7/10), and excellent safety ratings (8/10), making it particularly attractive for families and retirees. While the median income of $58,000 reflects the regional nature of employment opportunities, the lifestyle benefits and natural beauty provide significant non-financial value. With ongoing infrastructure improvements, increasing remote work trends driving coastal migration, and strong tourism fundamentals, Ulladulla presents as a sound investment proposition for those seeking coastal exposure with genuine growth potential and reliable rental returns.
Strengths
- •Exceptional rental yield of 4.2% with very low vacancy rate of 1.8%, indicating strong and consistent tenant demand
- •Outstanding growth potential score of 82/100, suggesting significant capital appreciation opportunities
- •Premium coastal location with pristine beaches, harbour facilities, and natural attractions driving lifestyle appeal
- •Strong safety rating of 8/10 and good school quality (7/10), making it ideal for families
Opportunities
- •Growing trend of remote work and tree-change migration from Sydney creating new buyer demand
- •Potential for dual-income properties through holiday rental platforms capitalizing on tourism appeal
- •Infrastructure development along the South Coast corridor may enhance connectivity and drive property values
- •Undersupply in coastal markets combined with low vacancy rates suggests continued price support
Considerations
- •Distance of 230km from Sydney CBD limits daily commuting options and may restrict employment diversity
- •Median household income of $58,000 is below metropolitan averages, reflecting regional wage structures
- •Seasonal tourism fluctuations may impact rental consistency for investors not targeting holiday markets
- •Limited public transport infrastructure typical of regional coastal towns may necessitate car ownership
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
Stamp Duty Estimate
Save $21,191
+8% surcharge
Negative Gearing Position
$720/wk
Negatively geared
Reduces taxable income
~$351/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $8,100
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 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). 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
6,200
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 20 April 2026.