Murwillumbah
Investment Score
76
/100
AI Intelligence Summary
Murwillumbah is a vibrant regional town in NSW's Tweed Shire, positioned as the cultural and commercial heart of the Tweed Valley. With approximately 9,000 residents, this picturesque town combines natural beauty with artistic flair, situated at the base of Mount Warning and along the Tweed River. The community attracts a diverse mix of retirees, creative professionals, and tree-change seekers drawn by its proximity to both Gold Coast (30 minutes) and Byron Bay (45 minutes). The town boasts a strong arts scene with galleries, regular markets, and festivals, complemented by excellent natural amenities including World Heritage rainforests and river activities. Property values have grown significantly since 2020, with median house prices now around $800,000, driven by interstate migration and lifestyle appeal. The area offers good educational facilities including Murwillumbah High School, healthcare services via Murwillumbah District Hospital, and a thriving cafe culture emphasizing local produce. While public transport is limited, the town's strategic location on the Pacific Highway provides excellent road connectivity to major centers, making it an attractive option for those seeking a relaxed lifestyle without complete isolation from urban amenities.
Strengths
- •Strategic location between Gold Coast and Byron Bay with excellent road connectivity
- •Strong arts and cultural community with galleries, markets, and regular festivals
- •Beautiful natural setting with Mount Warning, Tweed River, and World Heritage rainforests
- •Growing property values driven by interstate migration and lifestyle appeal
Opportunities
- •Continued growth from tree-change migration from Brisbane and Sydney
- •Tourism development leveraging proximity to popular destinations
- •Expansion of creative industries and arts-based businesses
- •Infrastructure improvements including road and cycleway upgrades
Considerations
- •Limited public transport options restricting mobility for non-drivers
- •Aging population demographic may impact long-term economic dynamism
- •Flood risk requiring ongoing mitigation works and insurance considerations
- •Competitive rental market with low vacancy rates affecting affordability
A decision, not just a search · Murwillumbah
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
$800K
+3.2% 1yr
$500K
+2.8% 1yr
$650K
$650/wk
$490/wk
42
1.5%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +3.2% | +28.5% | +45.8% |
| Unit | +2.8% | +25.2% | +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 Murwillumbah at median house price
Stamp Duty Estimate
Save $30,530
+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
~$326/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $7,380
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)
$30,530
After-tax yield
2.56%
Weekly holding cost
$326/wk
10yr CGT (est.)
$332,907
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
9,500
48
$52K
per annum
58.0%
38.0%
28.0%
6.2%
18.0%
Dwelling Mix
Lifestyle & Community
35
8
1
785.0 km
Nearest Station: Robina Station
Relaxed lifestyle combining cultural activities, outdoor recreation, organic food scene, and regular community events in a picturesque natural setting.
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Data sourced from multiple sources. Last updated 11 April 2026.