Ulladulla
Investment Score
78
/100
AI Intelligence Summary
Ulladulla is a vibrant coastal town situated on the NSW South Coast approximately 230km south of Sydney, serving as the primary service hub for the broader Shoalhaven region. The town is anchored by its working fishing harbour, world-class beaches including the renowned Mollymook Beach, and a strong coastal lifestyle culture that continues to attract sea-changers, retirees, and lifestyle-focused buyers from Sydney and Canberra. The property market has demonstrated exceptional resilience and growth, with median house prices reaching $875,000 and five-year capital growth of 45.8%, underpinned by constrained land supply between the Pacific Ocean and the Illawarra Escarpment. Verified comparable sales data from NSW Valuer General records confirm premium pricing in prestige coastal pockets, with recent transactions on South Pacific Crescent ranging from $1.56M (82 South Pacific Crescent, Apr 2026) to $2.20M (67 South Pacific Crescent, Oct 2025), reflecting strong demand for quality coastal homes. The demographic profile skews older than the NSW average, with a median age of 52 years reflecting the significant retiree and semi-retiree population drawn by the relaxed coastal lifestyle. The rental market remains extremely tight with a vacancy rate of just 1.8%, driven by competition between long-term renters and short-term holiday accommodation operators, supporting solid rental yields of 4.2% for houses and 5.1% for units. Infrastructure limitations, particularly the absence of passenger rail and reliance on the Princes Highway, remain the town's primary constraint on growth, though the completed NBN rollout and improving digital connectivity have supported remote work migration. With an investment score of 78 and growth potential of 82, Ulladulla presents a compelling proposition for investors and owner-occupiers seeking coastal lifestyle assets with genuine long-term capital growth credentials, particularly as Sydney buyers continue to seek affordable alternatives along the South Coast corridor.
Strengths
- •Prime coastal location with direct beach access, working harbour, and Mollymook Beach rated among NSW's finest
- •Strong and sustained capital growth with 45.8% five-year house price appreciation reflecting structural undersupply
- •Exceptionally tight rental market with 1.8% vacancy rate supporting strong rental yields of 4.2-5.1%
- •Diverse demand base combining permanent residents, retirees, sea-changers, and holiday home investors providing market resilience
Opportunities
- •Remote work and hybrid work trends continue to drive sea-change migration from Sydney and Canberra, expanding the permanent resident buyer pool
- •Short-term accommodation investment via platforms such as Airbnb capitalises on strong tourist visitation and premium coastal location
- •Prestige waterfront and ocean-view property segment shows strong price evidence with comparable sales up to $2.20M, offering value-add renovation opportunities
- •Infrastructure upgrades including harbour improvements and Princes Highway enhancements could improve accessibility and further stimulate demand
Considerations
- •Limited public transport infrastructure with no passenger rail service and nearest station at Bomaderry, creating car dependency for 78% of residents
- •Significant distance from Sydney CBD at 230km constrains daily commuter appeal and limits buyer pool to lifestyle and investor segments
- •Seasonal population fluctuations from tourism and holiday home activity create volatility in rental markets and local business conditions
- •Geographic constraints between ocean and escarpment severely limit new land supply and residential development capacity
Property Market
$875K
+12.5% 1yr
$485K
+10.8% 1yr
$695K
$720/wk
$475/wk
42
1.8%
72.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +12.5% | +28.2% | +45.8% |
| Unit | +10.8% | +24.5% | +38.2% |
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 Ulladulla at median house price
Stamp Duty Estimate
Save $21,191
+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.
$720/wk
Negatively geared
Reduces taxable income until 1 July 2027
~$351/week
Land Tax Exposure
~60% of median price
Below threshold
Annual: $8,100
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)
$33,905
After-tax yield
2.56%
Weekly holding cost
$351/wk
10yr CGT (est.)
$363,861
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
6,200
52
$58K
per annum
58.0%
35.0%
28.0%
5.8%
22.0%
Dwelling Mix
Lifestyle & Community
45
12
1
230.0 km
Nearest Station: Bomaderry
Residents enjoy an enviable coastal lifestyle with direct access to Ulladulla and Mollymook beaches, the working harbour, extensive coastal walking tracks, golf courses, and a thriving café and restaurant scene. The town hosts regular community events including the iconic Blessing of the Fleet festival, farmers markets, and arts exhibitions, fostering strong community engagement and social cohesion.
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Data sourced from multiple sources. Last updated 11 August 2026.