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Buff Point, NSW 2262
Suburb profile: median house and unit prices, rental yield, capital growth, vacancy and demographics
Data updated
Median House
$880,000
market range $850K-$975K
Median Unit
$570,000
market range $350K-$775K
Gross Yield (houses)
3.8%
1yr Growth (houses)
+9.7%
market range +5.0% to +12.5%
Investment snapshot for Buff Point
Buff Point has enough public data for first-pass screening across yield, vacancy, price and supply signals.
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Buff Point market and investor summary
In Buff Point, NSW 2262, the median house sells for around $880K, on a gross rental yield of 3.8% for houses. House prices have moved +9.7% over the past year and +15.3% over three years. At 1.7% vacancy, it is a tight rental market that favours landlords.
For an investor, the rent-to-price profile sits mid-range: a gross house yield near 3.8% is neither a standout cashflow play nor a pure growth bet. Rental demand looks steady, with vacancy at 1.7% and a resident base that is not shrinking. Houses also take time to sell, around 63 days on market, so plan for a slower exit if you ever need one.
Living in Buff Point: people, income and schools
About 3,559 people live in Buff Point, a number that has held fairly steady over five years. At a median age of 44, it reads as skewed a little older, and 75% of homes are owner-occupied. Owner-occupiers dominate, so stock turns over slowly and listings can be thin when you are trying to buy.
The typical household income runs to around $69,000 a year (about $1,320 a week). On socio-economic measures it ranks toward the more disadvantaged end of the ABS advantage index (2 out of 10). At current prices a median house runs to a steep 12.8 times local household income, so affordability is a genuine constraint on local buyers. Locally, around 32% of household income goes to mortgage repayments, a level usually flagged as mortgage stress.
Families have 11 schools within roughly 5km to choose from, testing below the national school average on ICSEA. Buff Point sits about 77 km from the CBD. It is fairly car-dependent; the suburb scores 9 for walkability and 6 for transit out of 100. Fixed broadband is delivered over the NBN's Fibre to the Node.
- Population
- 3,559
- +3% over 5yr
- Median age
- 44 years
- Median household income
- $69,000/yr
- Households renting
- 22%
- Family households
- 70%
- Socio-economic rank
- 2/10
- ABS advantage index
- Schools within 5km
- 11
- avg ICSEA 921
- Unemployment
- 5.7%
- Distance to CBD
- 77 km
- Walk score
- 9/100
Demographic, school and socio-economic figures are sourced from the ABS Census, SEIFA and ACARA. Property metrics reflect PropRadar's latest data.
Properties in Buff Point
View all →Frequently asked questions about Buff Point
What should I check before investing in Buff Point?
Buff Point has enough public data for first-pass screening across yield, vacancy, price and supply signals. Unit gross rental yield of 4.8% gives a usable rent-to-price starting point. Capital growth of +9.7% in the past year shows strong recent price momentum. Compare those signals with nearby suburbs and individual listings before relying on the suburb-level view.
What are typical property prices in Buff Point?
The median property price in Buff Point, NSW 2262 is $880K for houses and $570K for units.
What rental yield does Buff Point show?
The gross rental yield in Buff Point is 3.8% for houses and 4.8% for units. Gross yield is calculated as annual rent divided by property price, and it doesn't account for expenses or tax.
What does recent house price growth show for Buff Point?
House prices in Buff Point are up 9.7% over the past year and up 15.3% over three years. Capital growth is a key driver of total investment return, so pair it with rental yield to get a full picture.
How tight is the rental market in Buff Point?
The current vacancy rate in Buff Point is 1.7%. A rate under 2% generally signals a tight rental market. This suburb's rental market is very tight, with landlords typically holding strong bargaining power and low rental downtime.
How many people live in Buff Point?
Buff Point has a population of approximately 3,559 residents, with a median age of 44.
What schools are near Buff Point?
There are 11 schools within roughly 5km of Buff Point. Their average ICSEA is below the national mean of 1000. ICSEA is the ABS measure of a school community's socio-educational advantage.
Is Buff Point affordable to buy in?
A median house in Buff Point costs about 12.8 times the median local household income (a high multiple that makes the suburb a stretch for median local earners). The ratio compares the median house price with annual household income; it is a rough affordability gauge, not a substitute for your own borrowing assessment.
Is Buff Point's population growing?
The population of Buff Point has grown modestly, about 3% over five years. Population growth feeds underlying housing demand, so it is worth weighing alongside price and yield.
How far is Buff Point from the CBD?
Buff Point is about 77 km from the CBD.
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