UMINA BEACH
Investor score
48
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
$1,165,000
NSW VG · 2026
Rent yield
2.9%
computed from govt data
Annual growth
-10.4%
annualised from govt data
Vacancy rate
1.7%
modelled estimate
AI insights for UMINA BEACH
Investment analysis, risks & comparisons
UMINA 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.
Median rent
$650/wk
NSW Fair Trading · Apr 2026
Demand change
+4.1%
annual shift
Yield × growth index
-3.7
combined signal
Net yield (est.)
3.49%
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
Source: NSW VG · 2026 · all sources
Market overview
UMINA 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 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 2022–23Median household income
$1,390/wk
$47k taxable p.a.
Renters
29.9%
66.5% owner-occupier
Median age
47.0 yrs
Unemployment
3.1%
Population growth
+1.0% p.a.
Investor-owned
15.0%
of all dwellings (ATO)
Houses
88%
6% apartments
Degree qualified
20.4%
bachelor's or higher (ABS)
Work from home
18.2%
of employed residents (ABS Census)
Median lot size
2.9 ha
Large block
Household size
2.8 persons
avg per dwelling (ABS Census)
Short-term rental
7.3%
Some Airbnb activity
Market activity
Distance to CBD
41.6 km
Regional
Days on market
50 days
Slower market
Auction clearance
36.0%
Buyer's market
Walkability
19 / 100
Car-dependent
Coastal proximity
10.0 km
Coastal fringe
NBN technology
SatelliteRemote — satellite connection
Population density
31/km²
Rural / semi-rural
Schools in postcode 2257
🏫Primary (4)
Pretty Beach Public School
Government · Yrs K-6
Empire Bay Public School
Government · Yrs K-6
Umina Beach Public School
Government · Yrs K-6
Ettalong Public School
Government · Yrs K-6
🎓Secondary (1)
Brisbane Water Secondary College Umina Campus
Government · Yrs 7-9
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
Safe3.4 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Average5 schools in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
10
/ 100
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
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
Properties in UMINA BEACH
View listingsLocal professionals
Connect with agents and building inspectors who operate in UMINA BEACH. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.
Sign in to contact local professionals
Create a free account to message agents and inspectors directly.
Premium feature
Full suburb intelligence is available to Premium subscribers. Unlock unlimited research, scoring, and market signals.
Upgrade to Premium