NSW2256· Pop. 16,039Central Coast (NSW)

HORSFIELD BAY

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

$1,067,500

NSW VG · 2026

Rent yield

2.8%

computed from govt data

Annual growth

-1.2%

annualised from govt data

Vacancy rate

1.9%

modelled estimate

AI insights for HORSFIELD BAY

Investment analysis, risks & comparisons

PREMIUM

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

Median rent

$580/wk

NSW Fair Trading · Apr 2026

Demand change

+4.0%

annual shift

Yield × growth index

0.8

combined signal

Net yield (est.)

4.01%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+4.2%

est. compound, long-run avg

10-yr growth (CAGR)

+6.9%

est. compound, long-run avg

Rental demand

51 / 100

Moderate demand

Supply pipeline

Est.

1.2%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$700k

2021

$870k

2022

$950k

2023

$865k

2024

$945k

2025

$1080k

2026

$1068k

Source: NSW VG · 2026 · all sources

Market overview

HORSFIELD 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 2.8% 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

$1,293/wk

$47k taxable p.a.

Renters

33.5%

62.7% owner-occupier

Median age

48.0 yrs

Unemployment

2.9%

Population growth

+1.0% p.a.

Investor-owned

14.0%

of all dwellings (ATO)

Houses

89%

6% apartments

Degree qualified

16.4%

bachelor's or higher (ABS)

Work from home

10.2%

of employed residents (ABS Census)

Median lot size

870 m²

Large block

Household size

2.8 persons

avg per dwelling (ABS Census)

Short-term rental

12.0%

Active STR market

Market activity

Distance to CBD

44.5 km

Regional

Days on market

41 days

Normal turnover

Auction clearance

36.0%

Buyer's market

Walkability

30 / 100

Some errands walkable

Coastal proximity

5.2 km

Near coast

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

22/km²

Rural / semi-rural

Schools in postcode 2256

🏫3 Primary🎓1 Secondary

ACARA 2025

🏫Primary (3)

St John the Baptist Catholic Primary School

Catholic · Yrs K-6

ICSEA 1081

Woy Woy South Public School

Government · Yrs K-6

ICSEA 996

Woy Woy Public School

Government · Yrs P-6

ICSEA 970

🎓Secondary (1)

Brisbane Water Secondary College Woy Woy Campus

Government · Yrs 10-12

ICSEA 974

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

Safe

91/ 100

2.8 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

1005ICSEA · national avg 1000

4 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

6/ 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

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

medium

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in HORSFIELD BAY

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