Phillip Bay
Investment Score
78
/100
AI Intelligence Summary
Phillip Bay is an exclusive waterfront locality in Sydney's Eastern Suburbs, situated within Randwick City Council area. This premium residential enclave offers direct access to Botany Bay and commands some of the highest property values in the region due to its waterfront position and proximity to the CBD. The area is characterized by low-density residential development with larger blocks accommodating luxury homes and premium apartments. With limited commercial amenities, residents typically travel to nearby suburbs for shopping and services, while enjoying immediate access to waterfront recreation and being within easy reach of Eastern Suburbs beaches. The suburb attracts affluent professionals and established families seeking a prestigious address with natural amenities. Transport options are primarily road-based, with limited public transport requiring connections to major routes. The property market remains strong despite low turnover due to limited stock, with waterfront properties commanding significant premiums. Investment appeal is driven by scarcity value and the enduring desirability of waterfront Eastern Suburbs locations.
Strengths
- •Prime waterfront location with direct Botany Bay access
- •Prestigious Eastern Suburbs address with high property values
- •Low-density residential character with larger block sizes
- •Close proximity to Sydney CBD and airport
Opportunities
- •Potential for luxury residential redevelopment projects
- •Growing demand for waterfront lifestyle properties
- •Infrastructure improvements in broader Eastern Suburbs
- •Increasing appeal of work-from-home waterfront locations
Considerations
- •Limited local commercial amenities and shopping options
- •Restricted public transport connectivity
- •High property prices creating affordability barriers
- •Small suburb size limiting housing stock availability
A decision, not just a search · Phillip 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
$2.15M
+4.2% 1yr
$1.75M
+3.8% 1yr
$1.95M
$1,150/wk
$950/wk
42
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +4.2% | +18.5% | +35.2% |
| Unit | +3.8% | +16.2% | +32.1% |
Rental Yields
House Yield
2.8%
Unit Yield
3.2%
Townhouse Yield
3.0%
Investment Scorecard
Demand/Supply Ratio: 2.10
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Phillip 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
~$1,241/week
Land Tax Exposure
~60% of median price
Annual: $3,540
Annual: $20,340
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 7.0% 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)
$100,640
After-tax yield
1.71%
Weekly holding cost
$1241/wk
10yr CGT (est.)
$526,673
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
450
42
$145K
per annum
68.0%
52.0%
48.0%
3.2%
35.0%
Dwelling Mix
Lifestyle & Community
8
6
1
13.0 km
Nearest Station: Green Square Station
Premium waterfront living with access to boating, fishing, and water sports, complemented by proximity to Eastern Suburbs beaches and recreational facilities.
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Data sourced from multiple sources. Last updated 28 March 2026.