Little Bay
Investment Score
78
/100
AI Intelligence Summary
Little Bay is a premium coastal suburb in Sydney's eastern suburbs, offering an enviable beachfront lifestyle just 14km from the CBD. With a population of 4,200 and median age of 42, it attracts professionals and families seeking coastal living with urban convenience. The suburb is dominated by apartments and units (68% of dwellings), reflecting significant new development activity that has transformed the area. Property values are strong, with median house prices at $1.85M and units at $920K, supported by the coastal location and proximity to amenities like Prince of Wales Hospital and UNSW. The community enjoys excellent safety ratings, beautiful beaches, and recreational facilities including NSW Golf Club. While public transport options are limited to bus services, the suburb compensates with high walkability scores and direct beach access. Investment fundamentals are solid with low vacancy rates (1.8%), strong rental yields, and consistent capital growth driven by the premium coastal position and ongoing development.
Strengths
- •Premium coastal location with direct beach access and scenic views
- •Strong property fundamentals with consistent capital growth and low vacancy rates
- •High safety ratings and family-friendly environment with quality amenities
- •Proximity to major medical facilities (Prince of Wales Hospital) and UNSW
Opportunities
- •Continued gentrification and development of remaining sites
- •Infrastructure improvements along Anzac Parade corridor enhancing connectivity
- •Growing appeal to downsizers and retirees seeking coastal lifestyle
- •Potential for premium rental returns from proximity to hospitals and university
Considerations
- •Limited public transport options with bus-only services to major hubs
- •Higher property prices creating affordability barriers for first-time buyers
- •Limited local shopping requiring travel to Eastgardens or Maroubra for major retail
- •Parking constraints during peak beach season and in new developments
A decision, not just a search · Little 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
+8.5% 1yr
$920K
+7.2% 1yr
$1.35M
$1,150/wk
$720/wk
32
1.8%
74.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.3% | +38.7% |
| Unit | +7.2% | +19.8% | +35.4% |
Rental Yields
House Yield
3.2%
Unit Yield
4.1%
Townhouse Yield
3.6%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Little 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.
$1150/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$970/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 7.7% 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
1.95%
Weekly holding cost
$970/wk
10yr CGT (est.)
$550,364
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
4,200
42
$95K
per annum
58.0%
52.0%
48.0%
3.2%
38.0%
Dwelling Mix
Lifestyle & Community
12
8
2
14.0 km
Nearest Station: Maroubra Junction
Premium coastal living with direct beach access, golf course, coastal walks, and proximity to cafes and recreational facilities, balanced with easy access to major medical and educational institutions.
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Data sourced from multiple sources. Last updated 11 April 2026.