Gymea Bay
Investment Score
78
/100
AI Intelligence Summary
Gymea Bay is a premium waterfront suburb in the Sutherland Shire, located 26km south of Sydney CBD. This small, established residential enclave is renowned for its stunning Georges River frontage, featuring the popular Gymea Bay Baths tidal pool and marina facilities. The suburb attracts affluent families and retirees seeking a lifestyle location with water access while maintaining connectivity to Sydney via Gymea train station. Property values are supported by limited housing supply, waterfront proximity, and strong community amenities. The area offers a unique blend of natural beauty and urban convenience, with established homes and newer developments commanding premium prices due to water views and lifestyle appeal. Strong infrastructure including NBN connectivity and excellent transport links via the T4 Eastern Suburbs line make it attractive to professionals. The community enjoys access to sailing clubs, waterfront reserves, and the nearby Gymea shopping village, creating a desirable lifestyle destination within the Sutherland Shire.
Strengths
- •Premium waterfront location with Georges River frontage
- •Direct train access to Sydney CBD via T4 line
- •Established community with strong lifestyle amenities
- •Limited housing supply supporting property values
Opportunities
- •Potential for luxury residential redevelopment
- •Growing demand for waterfront lifestyle properties
- •Infrastructure improvements enhancing connectivity
- •Rental investment potential from professional tenants
Considerations
- •Higher property prices limiting affordability
- •Limited commercial and employment opportunities locally
- •Potential flood risk in low-lying waterfront areas
- •Traffic congestion during peak periods
A decision, not just a search · Gymea Bay
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
$1.65M
+8.5% 1yr
$850K
+6.8% 1yr
$1.20M
$1,050/wk
$670/wk
32
1.8%
78.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.0% | +45.0% |
| Unit | +6.8% | +18.5% | +38.0% |
Rental Yields
House Yield
3.2%
Unit Yield
4.1%
Townhouse Yield
3.6%
Investment Scorecard
Demand/Supply Ratio: 2.10
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Gymea Bay 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.
$1050/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$850/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $15,540
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)
$73,140
After-tax yield
1.95%
Weekly holding cost
$850/wk
10yr CGT (est.)
$659,032
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
1,850
47
$95K
per annum
68.0%
52.0%
48.0%
3.2%
32.0%
Dwelling Mix
Lifestyle & Community
12
8
1
26.0 km
Nearest Station: Gymea Station
Waterfront living with sailing, swimming at tidal baths, marina access, parkland walks along Georges River, and close proximity to quality shopping and dining in nearby Gymea village.
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Data sourced from multiple sources. Last updated 27 March 2026.