NSW2257· Pop. 2,522Central Coast (NSW)

EMPIRE BAY

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Liveability 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

Real

$1,165,000

NSW VG · 2026

Rent yield

Real

2.9%

computed from govt data

Annual growth

Real

-10.4%

annualised from govt data

Vacancy rate

Est.

2.0%

modelled estimate

AI insights for EMPIRE BAY

Investment analysis, risks & comparisons

PREMIUM

EMPIRE BAY 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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A shareable, printable analysis of EMPIRE BAY — investment outlook, liveability, risks & who it suits.

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Compare EMPIRE BAY with nearby suburbs

Side-by-side on price, yield, growth, schools, safety & more.

EMPIRE BAY vs HOMEBUSH SOUTH EMPIRE BAY vs EULOMOGO EMPIRE BAY vs DEEP CREEK EMPIRE BAY vs LEIGH EMPIRE BAY vs MOONAHCULLAH EMPIRE BAY vs CHARLOTTES PASS

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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

$650/wk

NSW Fair Trading · Apr 2026

Demand change

+1.8%

annual shift

Yield × growth index

-3.7

combined signal

Net yield (est.)

4.13%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+3.1%

est. compound, long-run avg

10-yr growth (CAGR)

+6.9%

est. compound, long-run avg

Rental demand

49 / 100

Moderate demand

Supply pipeline

Est.

1.2%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$780k

2021

$1m

2022

$1.1m

2023

$1.04m

2024

$1.25m

2025

$1.3m

2026

$1.17m

Source: NSW VG · 2026 · all sources

Market overview

EMPIRE BAY 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 2.9% 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

$1,390/wk

$47k taxable p.a.

Renters

29.9%

66.5% owner-occupier

Median age

47.0 yrs

Unemployment

4.5%

Population growth

+1.0% p.a.

Investor-owned

15.0%

of all dwellings (ATO)

Houses

88%

6% apartments

Degree qualified

18.2%

bachelor's or higher (ABS)

Work from home

14.3%

of employed residents (ABS Census)

Median lot size

1.9 ha

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

9.6%

Active STR market

Market activity

Distance to CBD

41.6 km

Regional

Days on market

45 days

Normal turnover

Auction clearance

36.0%

Buyer's market

Walkability

7 / 100

Car-dependent

Coastal proximity

10.0 km

Coastal fringe

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

120/km²

Low density

Schools in postcode 2257

🏫4 Primary🎓1 Secondary

ACARA 2025

🏫Primary (4)

Pretty Beach Public School

Government · Yrs K-6 · Major Cities

ICSEA 1102(85%)

154 students16:1 student–teacher45% girls41% top SEA quarter

Empire Bay Public School

Government · Yrs K-6 · Major Cities

ICSEA 1039(64%)

426 students18:1 student–teacher48% girls19% top SEA quarter

Umina Beach Public School

Government · Yrs K-6 · Major Cities

ICSEA 1010(51%)

606 students17:1 student–teacher45% girls17% top SEA quarter

Ettalong Public School

Government · Yrs K-6 · Major Cities

ICSEA 975(35%)

490 students16:1 student–teacher48% girls9% top SEA quarter

🎓Secondary (1)

Brisbane Water Secondary College Umina Campus

Government · Yrs 7-9 · Major Cities

ICSEA 966(32%)

787 students12:1 student–teacher48% girls7% top SEA quarter

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

79/ 100

6.3 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

1018ICSEA · national avg 1000

5 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

19/ 100

🚆 0 train🚌 4 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Stable / no signal

Established suburb with stable demographics. Consistent demand but lower gentrification upside.

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

Environmental risk

🌊

Flood risk

medium

Source: State GIS flood zone data

🔥

Bushfire risk

high

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

medium

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

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