NSW2478· Pop. 32,053Ballina

PATCHS 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

$1,045,000

NSW VG · 2026

Rent yield

4.0%

computed from govt data

Annual growth

-16.3%

annualised from govt data

Vacancy rate

1.5%

modelled estimate

AI insights for PATCHS BEACH

Investment analysis, risks & comparisons

PREMIUM

PATCHS 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

$800/wk

NSW Fair Trading · Apr 2026

Demand change

+4.2%

annual shift

Yield × growth index

-6.2

combined signal

Net yield (est.)

2.90%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+2.1%

est. compound, long-run avg

10-yr growth (CAGR)

+4.9%

est. compound, long-run avg

Rental demand

51 / 100

Moderate demand

Supply pipeline

Est.

0.7%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

2020

$716k

2021

$940k

2022

$1070k

2023

$937k

2024

$1058k

2025

$1249k

2026

$1045k

Source: NSW VG · 2026 · all sources

Market overview

PATCHS BEACH is a NSW suburb offering moderate 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 4.0% 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

$1,403/wk

$52k taxable p.a.

Renters

28.3%

66.6% owner-occupier

Median age

48.0 yrs

Unemployment

5.3%

Population growth

+1.4% p.a.

Investor-owned

17.0%

of all dwellings (ATO)

Houses

79%

4% apartments

Degree qualified

21.1%

bachelor's or higher (ABS)

Work from home

15.2%

of employed residents (ABS Census)

Median lot size

2.1 ha

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

14.5%

Active STR market

Market activity

Distance to CBD

598.4 km

Regional

Days on market

52 days

Slower market

Auction clearance

30.8%

Buyer's market

Walkability

39 / 100

Some errands walkable

Coastal proximity

3.9 km

Near coast

NBN technology

FTTC

Good — fibre to curb

Population density

113/km²

Low density

Schools in postcode 2478

🏫7 Primary🎓2 Secondary📚3 Combined⭐1 Special

ACARA 2025

🏫Primary (7)

Holy Family Catholic Primary School

Catholic · Yrs K-6

ICSEA 1102

Lennox Head Public School

Government · Yrs K-6

ICSEA 1064

Teven-Tintenbar Public School

Government · Yrs K-6

ICSEA 1057

Southern Cross Public School

Government · Yrs K-6

ICSEA 1053

St Francis Xavier Primary School

Catholic · Yrs K-6

ICSEA 1045

Empire Vale Public School

Government · Yrs K-6

ICSEA 941

Ballina Public School

Government · Yrs K-6

ICSEA 869

🎓Secondary (2)

Xavier Catholic College Ballina

Catholic · Yrs 7-12

ICSEA 1081

Ballina Coast High School

Government · Yrs 7-12

ICSEA 952

📚Combined (3)

Emmanuel Anglican College

Independent · Yrs K-12

ICSEA 1113

Richmond Christian College

Independent · Yrs K-12

ICSEA 1069

Southern Cross School of Distance Education

Government · Yrs K-12

ICSEA 896

⭐Special (1)

Biala Special School

Independent · Yrs U

ICSEA 898

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

100/ 100

0.1 offences / 100 persons

Source: NSW BOCSAR · 2024-25

School quality

Average

1011ICSEA · national avg 1000

13 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

15/ 100

🚆 0 train🚌 5 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

high

Source: State GIS flood zone data

🔥

Bushfire risk

high

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

high

Coastal exposure + state climate

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Location

Properties in PATCHS BEACH

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