SHOAL BAY
Investor score
49
Liveability score
37
Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.
Median price
Est.—
no recent data
Rent yield
Est.4.3%
modelled estimate
Annual growth
Est.1.4%
modelled estimate
Vacancy rate
Est.3.5%
modelled estimate
AI insights for SHOAL BAY
Investment analysis, risks & comparisons
SHOAL 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 rent
$370/wk
weekly
Demand change
+0.9%
annual shift
Yield × growth index
2.9
combined signal
Net yield (est.)
3.77%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+4.1%
est. compound, long-run avg
10-yr growth (CAGR)
+3.0%
est. compound, long-run avg
Rental demand
31 / 100
Soft demand
Supply pipeline
Est.1.9%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
No price history available.
Market overview
SHOAL BAY is a metropolitan NT suburb with moderate capital growth momentum and moderate rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro NT suburb with strong infrastructure and transport
- Rental yield 4.3% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- Below-average growth — limited capital appreciation signal
- Elevated vacancy rate — monitor rental demand carefully
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$2,027/wk
$87k taxable p.a.
Renters
44.4%
52.7% owner-occupier
Median age
33.0 yrs
Unemployment
6.0%
Population growth
+0.2% p.a.
Investor-owned
12.0%
of all dwellings (ATO)
Houses
59%
32% apartments
Degree qualified
39.9%
bachelor's or higher (ABS)
Work from home
15.0%
of employed residents (ABS Census)
Median lot size
500 m²
Standard block
Household size
3.0 persons
avg per dwelling (ABS Census)
Short-term rental
5.6%
Some Airbnb activity
Market activity
Distance to CBD
14.1 km
Middle ring
Days on market
75 days
Slower market
Auction clearance
35.2%
Buyer's market
Walkability
24 / 100
Some errands walkable
Coastal proximity
14.1 km
Coastal fringe
NBN technology
FTTNStandard — fibre to node
Population density
2,207/km²
Dense urban
Schools in postcode 0830
🏫Primary (7)
Government · Yrs T-6 · Outer Regional
Government · Yrs T-6 · Outer Regional
Sacred Heart Catholic Primary School
Catholic · Yrs T-6 · Outer Regional
Government · Yrs T-6 · Outer Regional
Government · Yrs T-6 · Outer Regional
Government · Yrs T-6 · Outer Regional
Government · Yrs T-6 · Outer Regional
🎓Secondary (1)
Government · Yrs 7-12 · Outer Regional
📚Combined (1)
Independent · Yrs T-10 · Outer Regional
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
School quality
Below average9 schools in postcode area
Source: ACARA My School 2025
Transit access
ExcellentSource: State GTFS feeds
Gentrification signal
53
/ 100
Moderate indicators of demographic change. Young professionals, rising degree rates, and reasonable transit suggest gradual improvement.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Cyclone risk
QLD/NT tropical cyclone zone
Live suburb intelligence
Fetching live data…Location
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