Moruya
Investment Score
76
/100
AI Intelligence Summary
Moruya is a charming coastal town located on the Moruya River in NSW's Eurobodalla Shire, approximately 300km south of Sydney. Serving as the administrative center for the region, Moruya has experienced steady population growth driven by sea change migration, particularly from Sydney and Canberra residents seeking a relaxed coastal lifestyle. The town offers a strong sense of community with excellent amenities including Moruya High School, multiple primary schools, Moruya District Hospital, and regular markets and festivals. The property market has seen significant growth post-COVID, with strong demand for coastal lifestyle properties creating a tight rental market and rising property values. Moruya's strategic location on the Princes Highway, combined with its airport offering Sydney flights, provides good connectivity while maintaining its regional charm. The town features a historic precinct, golf course, pristine beaches at Moruya Heads, and excellent river-based recreation. With ongoing infrastructure improvements and a growing arts community, Moruya represents an attractive proposition for retirees, families, and investors seeking coastal lifestyle opportunities in a well-serviced regional center.
Strengths
- •Strategic coastal location with river and beach access
- •Strong community amenities including hospital, schools and airport
- •Excellent connectivity via Princes Highway and Moruya Airport
- •Growing arts and cultural scene with regular markets
Opportunities
- •Continued sea change migration from capital cities
- •Town center revitalization projects enhancing appeal
- •Growing demand for coastal lifestyle properties
- •Infrastructure improvements including cycling pathways
Considerations
- •Limited public transport options requiring car dependency
- •Higher median age reducing workforce diversity
- •Limited housing supply constraining market growth
- •Seasonal tourism fluctuations affecting local economy
A decision, not just a search · Moruya
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
$785K
+8.5% 1yr
$520K
+6.2% 1yr
$650K
$650/wk
$520/wk
42
1.8%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +28.2% | +45.8% |
| Unit | +6.2% | +22.5% | +38.4% |
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 Moruya at median house price
Stamp Duty Estimate
Save $29,855
+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.
$650/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$313/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $7,236
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), CPI indexation + 30% minimum rate, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$29,855
After-tax yield
2.56%
Weekly holding cost
$313/wk
10yr CGT (est.)
$326,716
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
48
$58K
per annum
62.0%
35.0%
28.0%
5.2%
18.0%
Dwelling Mix
Lifestyle & Community
22
8
1
300.0 km
Nearest Station: No direct rail service
Coastal lifestyle with river recreation, fishing, boating, beach access, golf, markets, festivals, and strong arts community engagement
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Data sourced from multiple sources. Last updated 11 April 2026.