NSW2300· Pop. 12,058Newcastle

BAR BEACH

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.

Median price

$1,060,000

NSW VG · 2026

Rent yield

3.4%

computed from govt data

Annual growth

-19.4%

annualised from govt data

Vacancy rate

1.6%

modelled estimate

AI insights for BAR BEACH

Investment analysis, risks & comparisons

PREMIUM

BAR BEACH shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

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Median price sourced from NSW VG · 2026 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$700/wk

NSW Fair Trading · Apr 2026

Demand change

+2.1%

annual shift

Yield × growth index

-8.0

combined signal

Net yield (est.)

2.35%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

-3.6%

est. compound, long-run avg

10-yr growth (CAGR)

+4.7%

est. compound, long-run avg

Rental demand

48 / 100

Moderate demand

Supply pipeline

Est.

1.0%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$805k

2021

$1275k

2022

$901k

2023

$955k

2024

$1270k

2025

$1315k

2026

$1060k

Source: NSW VG · 2026 · all sources

Market overview

BAR BEACH is a NSW suburb offering lower rental yield and moderate price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.

Highlights

Rental yield 3.4% with stable tenant demand
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
Below-average growth — limited capital appreciation signal
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,933/wk

$57k taxable p.a.

Renters

53.4%

45.0% owner-occupier

Median age

38.0 yrs

Unemployment

4.1%

Population growth

+1.5% p.a.

Investor-owned

19.0%

of all dwellings (ATO)

Houses

76%

8% apartments

Degree qualified

35.5%

bachelor's or higher (ABS)

Work from home

21.1%

of employed residents (ABS Census)

Median lot size

790 m²

Large block

Household size

2.4 persons

avg per dwelling (ABS Census)

Short-term rental

19.4%

High Airbnb activity

Market activity

Distance to CBD

116.8 km

Regional

Days on market

49 days

Slower market

Auction clearance

45.8%

Buyer's market

Walkability

89 / 100

Walker's paradise

Coastal proximity

500 m

Beachfront

NBN technology

FTTN

Standard — fibre to node

Population density

690/km²

Suburban

Schools in postcode 2300

🏫1 Primary📚1 Combined⭐1 Special

ACARA 2025

🏫Primary (1)

Newcastle East Public School

Government · Yrs K-6

ICSEA 1112

📚Combined (1)

Newcastle Grammar School

Independent · Yrs K-12

ICSEA 1181

⭐Special (1)

Alesco Secondary College

Independent · Yrs 9-12

ICSEA 949

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

Moderate

65/ 100

3.6 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Above average

1081ICSEA · national avg 1000

3 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

64/ 100

🚆 0 train🚌 9 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

low

Source: State GIS flood zone data

🔥

Bushfire risk

medium

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

medium

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in BAR BEACH

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