Berry
Investment Score
75
/100
AI Intelligence Summary
Berry is a charming suburban town on the NSW South Coast, offering a unique blend of rural charm and modern amenities. With a median house price of $1,150,000 and a median unit price of $750,000, the area is considered a premium market, attracting families and professionals seeking a relaxed lifestyle. The suburb boasts a high safety rating of 9.0/10, a schools rating of 7.0/10, and a walkability score of 65.0/100, making it an attractive option for those prioritizing lifestyle and community. The median income of $78,000 and a relatively low vacancy rate of 1.2% indicate a strong and stable local economy. From an investment perspective, Berry presents a compelling opportunity, with an investment score of 75.0/100 and a growth potential of 72.0/100. The rental yield for houses is 3.2%, which, although moderate, is offset by the area's potential for long-term capital appreciation. While the distance to the CBD is 150.0 km, the region's natural beauty, outdoor recreational opportunities, and growing tourism industry make it an appealing destination for those seeking a escape from city life. Overall, Berry's unique blend of lifestyle, market position, and investment outlook make it an attractive option for buyers and investors seeking a balanced and rewarding investment.
Strengths
- •High safety rating of 9.0/10, indicating a secure and stable community
- •Strong schools rating of 7.0/10, providing quality education options
- •Relaxed lifestyle with easy access to outdoor recreational activities
- •Premium market with high median house and unit prices, attracting affluent buyers
Opportunities
- •Growing demand for premium housing and lifestyle properties, driven by affluent buyers
- •Increasing tourism industry, providing opportunities for local businesses and investors to capitalize on the region's natural beauty
- •Potential for infrastructure development and upgrades, improving the area's amenities and services
- •Opportunities for investors to capitalize on the area's growth potential and long-term capital appreciation
Considerations
- •Distance to CBD of 150.0 km, potentially limiting job and education opportunities
- •Moderate rental yield of 3.2% for houses, which may not be attractive to all investors
- •Potential for limited amenities and services compared to larger urban centers
- •Traffic and congestion during peak tourist season, which may impact local residents
A decision, not just a search · Berry
Does a promising suburb make this the right property decision?
No. Suburb data can help you shortlist, but it cannot establish the value, condition or suitability of a particular property. Compare buying, retaining your current property and waiting against your household cash flow, finance conditions and intended holding period.
Questions that could change the answer
- What would make this location unsuitable even if its median price rises?
- Could you meet the costs if income falls, the property is vacant or repairs are needed?
- Are you comparing a specific property with genuinely comparable sales—or only an area average?
Evidence to obtain—not yet verified here
- Comparable property evidence with transaction dates and relevant differences.
- Current loan terms, household commitments and a realistic cash-flow buffer.
- Property inspections, contract advice and ownership/tax advice where relevant.
Other options: Shortlist another property, retain what you own, reduce the budget or delay. Growth expectations alone are not a reason to proceed.
Next action: Ask a Property Advisor to connect the property evidence with your priorities, and identify the finance, tax or legal professional required for unresolved questions.
When to revisit: Revisit if the price, lending terms, inspection findings or household circumstances change.
General decision guidance—not a property assessment, personal recommendation or verified client result. Dates on surrounding market content apply to that content, not to checks on your property.
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Property Market
$1.15M
+3.5% 1yr
$750K
+2.8% 1yr
$950K
$720/wk
$580/wk
45
1.2%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +3.5% | +28.0% | +45.0% |
| Unit | +2.8% | +25.0% | +42.0% |
Rental Yields
House Yield
3.2%
Unit Yield
4.1%
Townhouse Yield
3.5%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Berry at median house price
Stamp Duty Estimate
+8% surcharge
Negative Gearing Position
Wage offset available until 1 July 2027
An established purchase today falls under the 2026 reforms. From 1 July 2027, losses on established residential property can only offset residential rental income or residential capital gains — not your salary.
$720/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$600/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $10,740
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 9.0% p.a. growth (from 5-year trend), CPI indexation + 30% minimum rate, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$46,280
After-tax yield
1.95%
Weekly holding cost
$600/wk
10yr CGT (est.)
$461,670
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. Local Knowledge Group of Companies provides integrated advisory through Local Knowledge (CPA), Local Knowledge Finance (Mortgage Brokerage), and Local Knowledge Property (Licensed Agency).
Demographics
2,800
48
$78K
per annum
58.0%
45.0%
38.0%
4.2%
25.0%
Dwelling Mix
Lifestyle & Community
25
8
1
150.0 km
Nearest Station: Bomaderry Station
Relaxed rural lifestyle with heritage charm, boutique shopping, cultural events, and easy access to beaches and natural attractions.
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Data sourced from multiple sources. Last updated 18 April 2026.