Kogarah Bay
Investment Score
78
/100
AI Intelligence Summary
Kogarah Bay is a premium waterfront suburb located 14km south of Sydney CBD in the sought-after St George region. This small, exclusive residential enclave offers direct access to Kogarah Bay and Georges River, creating a unique lifestyle opportunity with waterfront living close to urban amenities. The suburb is characterized by a mix of original post-war homes and modern renovated properties, with limited housing stock maintaining strong property values. Residents enjoy proximity to Kogarah town center with its shopping, dining, and transport links, while benefiting from nearby quality schools and St George Hospital. The area features excellent recreational opportunities including Carss Park and Carss Bush Park, along with boating and water activities. Demographics show an established community with higher median age and income levels, reflecting the suburb's premium positioning. The property market remains stable with moderate growth, supported by consistent demand for waterfront properties and limited supply. Transport connectivity is strong via Kogarah railway station on the T4 line, providing direct CBD access.
Strengths
- •Premium waterfront location with direct bay access
- •Limited housing stock maintaining exclusivity and value
- •Excellent transport connectivity via Kogarah station
- •Proximity to quality amenities in Kogarah town center
Opportunities
- •Renovation potential in older post-war homes
- •Growing demand for waterfront lifestyle properties
- •Potential for luxury development on larger blocks
- •Increasing appeal for downsizers seeking premium location
Considerations
- •Higher property prices due to waterfront premium
- •Limited housing stock restricting buyer choice
- •Potential flood risk due to waterfront location
- •Smaller community with fewer local commercial services
A decision, not just a search · Kogarah 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
$1.85M
+6.2% 1yr
$950K
+4.8% 1yr
$980/wk
$780/wk
30
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +6.2% | +18.5% | +32.8% |
| Unit | +4.8% | +15.2% | +28.5% |
Rental Yields
House Yield
2.8%
Unit Yield
4.2%
Investment Scorecard
Demand/Supply Ratio: 2.20
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Kogarah 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.
$980/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$1,073/week
Land Tax Exposure
~60% of median price
Annual: $660
Annual: $17,460
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 6.6% 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)
$84,140
After-tax yield
1.71%
Weekly holding cost
$1073/wk
10yr CGT (est.)
$391,800
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
850
47
$95K
per annum
68.0%
52.0%
48.0%
3.2%
42.0%
Dwelling Mix
Lifestyle & Community
12
5
1
14.0 km
Nearest Station: Kogarah Station
Waterfront living with boating, water sports, parkland access, and proximity to urban amenities
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Data sourced from multiple sources. Last updated 27 March 2026.