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Horsfield Bay, NSW 2256
Suburb profile: median house and unit prices, rental yield, capital growth, vacancy and demographics
Data updated
Median House
$1,160,000
market range $1.1M-$1.3M
Median Unit
$690,000
Gross Yield (houses)
3.2%
1yr Growth (houses)
+8.2%
market range +5.0% to +12.5%
Investment snapshot for Horsfield Bay
Horsfield Bay has enough public data for first-pass screening across yield, vacancy, price and supply signals.
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Horsfield Bay market and investor summary
In Horsfield Bay, NSW 2256, the median house sells for around $1.2M, on a gross rental yield of 3.2% for houses. House prices have moved +8.2% over the past year and +14.6% over three years. At 8.5% vacancy, it is a softer rental market with more choice for tenants.
For an investor, this reads as a capital-growth market more than a cashflow one. A gross house yield around 3.2% will not cover holding costs in the early years, so the case leans on price appreciation. Demand is softer at 8.5% vacancy, so longer gaps between tenants are more likely and worth building into the numbers.
Living in Horsfield Bay: people, income and schools
About 501 people live in Horsfield Bay, a number that has held fairly steady over five years. At a median age of 46, it reads as skewed a little older, and 88% 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 $108,000 a year (about $2,080 a week). On socio-economic measures it ranks around the national middle on the ABS advantage index (4 out of 10). At current prices a median house runs to a steep 10.7 times local household income, so affordability is a genuine constraint on local buyers. Locally, around 39% of household income goes to mortgage repayments, a level usually flagged as mortgage stress.
Families have 9 schools within roughly 5km to choose from, testing a little above the national school average on ICSEA. Horsfield Bay sits about 43 km from the CBD. It is fairly car-dependent; the suburb scores 30 for walkability and 1 for transit out of 100. Fixed broadband is delivered over the NBN's Fibre to the Node.
- Population
- 501
- +1% over 5yr
- Median age
- 46 years
- Median household income
- $108,000/yr
- Households renting
- 11%
- Family households
- 75%
- Socio-economic rank
- 4/10
- ABS advantage index
- Schools within 5km
- 9
- avg ICSEA 1081
- Unemployment
- 4.9%
- Distance to CBD
- 43 km
- Walk score
- 30/100
Demographic, school and socio-economic figures are sourced from the ABS Census, SEIFA and ACARA. Property metrics reflect PropRadar's latest data.
Properties in Horsfield Bay
View all →Frequently asked questions about Horsfield Bay
What should I check before investing in Horsfield Bay?
Horsfield Bay has enough public data for first-pass screening across yield, vacancy, price and supply signals. Unit gross rental yield of 4.5% gives a usable rent-to-price starting point. Capital growth of +8.2% 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 Horsfield Bay?
The median property price in Horsfield Bay, NSW 2256 is $1.2M for houses and $690K for units.
What rental yield does Horsfield Bay show?
The gross rental yield in Horsfield Bay is 3.2% for houses and 4.5% 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 Horsfield Bay?
House prices in Horsfield Bay are up 8.2% over the past year and up 14.6% 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 Horsfield Bay?
The current vacancy rate in Horsfield Bay is 8.5%. A rate under 2% generally signals a tight rental market. This suburb's rental market is softer, with tenants having more choice and rents possibly under pressure.
How many people live in Horsfield Bay?
Horsfield Bay has a population of approximately 501 residents, with a median age of 46.
What schools are near Horsfield Bay?
There are 9 schools within roughly 5km of Horsfield Bay. Their average ICSEA is a little above the national mean of 1000. ICSEA is the ABS measure of a school community's socio-educational advantage.
Is Horsfield Bay affordable to buy in?
A median house in Horsfield Bay costs about 10.7 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 Horsfield Bay's population growing?
The population of Horsfield Bay has held roughly flat over five years. Population growth feeds underlying housing demand, so it is worth weighing alongside price and yield.
How far is Horsfield Bay from the CBD?
Horsfield Bay is about 43 km from the CBD.
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