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Home › Property Market Update › South Coast Property Market 2025: Prices, Trends & Outlook
The South Coast of New South Wales has long been one of Australia’s favourite places to live, invest and unwind. From Wollongong’s buzzing coastal city life to the quiet beauty of Batemans Bay and the rolling hills around Bega, this stretch of coastline continues to attract people chasing a slower, more balanced lifestyle.
In 2025, the South Coast property market is showing a mix of steady performance and selective growth. According to the latest CoreLogic’s regional update, house prices across the Illawarra and Shoalhaven regions have held firm despite national interest-rate uncertainty, while areas further south such as Eurobodalla and Bega Valley are seeing renewed buyer interest from Sydney and Canberra movers. Tight listings and strong lifestyle appeal continue to support values in popular beachside towns.
Whether you’re a homeowner wondering if it’s the right time to sell or a buyer dreaming of sea breezes and space, understanding what’s driving this market will help you make smarter decisions.
Key Takeaways The South Coast property market in 2025 is steady, supported by low housing supply and ongoing lifestyle demand. Illawarra leads in price growth thanks to jobs and proximity to Sydney. Shoalhaven and Eurobodalla remain stable markets attracting families, retirees, and sea-changers. Bega Valley offers some of the best value coastal properties in NSW. Rental markets are tight, with vacancy rates around 1–1.5%, creating strong yields for investors. New housing and infrastructure projects will shape prices and demand over the next few years. Climate, interest rates, and insurance costs are the main risks to watch. Overall outlook for 2026: steady, balanced growth, not a boom but solid opportunities for both buyers and sellers.
Key Takeaways
Next step: Thinking about selling your South Coast property? Compare top local agents to see who’s achieving the best results in your area before listing.
The NSW South Coast runs from Wollongong about 80 kilometres south of Sydney down through Shellharbour, Kiama, Shoalhaven (Nowra and Jervis Bay), and on to Eurobodalla (Batemans Bay, Moruya) and Bega Valley (Merimbula, Eden). It’s a region known for its pristine beaches, green farmland, and close-knit coastal communities.
What makes the South Coast so appealing today is how it blends coastal living with convenience. Many locals commute part-time to Sydney or Canberra, supported by hybrid work options and better transport links. Retirees and families are drawn by affordable homes compared to the city, strong local schools, and a relaxed pace of life.
Recent data from Jobs and Skills Australia (2025) shows the region’s biggest employers are healthcare, construction, and tourism, all sectors that keep housing demand steady. Ongoing population growth from sea-change migrants leaving capital cities for lifestyle locations continues to shape the property market, especially around Jervis Bay, Kiama, and Ulladulla.
For anyone considering buying or selling, it’s worth remembering that the South Coast isn’t one single market. Each sub-region has its own rhythm, price level, and buyer pool which we’ll unpack in the next sections.
Across the South Coast property market in 2025, house prices have held up surprisingly well despite national cost-of-living pressures and higher borrowing costs. While price growth has cooled from the boom years of 2021–22, most local markets are showing resilience thanks to low listings, steady migration, and a strong lifestyle appeal that continues to draw Sydney and Canberra buyers south.
According to the latest Cotality’s Regional Market Update, median house values in Illawarra rose by around 3.2% over the past year, while Shoalhaven and Eurobodalla recorded smaller but positive gains. Further south, Bega Valley has seen modest growth after a period of price stabilisation in 2023–24.
Real estate agents report that homes under $900,000 continue to sell fastest, especially those that are move-in ready or within walking distance of beaches, shops or schools. By contrast, premium properties above $1.5 million, particularly large coastal homes and lifestyle acreages are taking longer to sell as buyers become more selective.
In towns such as Batemans Bay and Moruya, recent data from About Regional shows sales volumes have softened slightly, reflecting fewer listings and tighter borrowing conditions. However, demand remains strong in Wollongong and Kiama, where employment opportunities and university access keep the market active.
Note: Data rounded to nearest thousand and based on Cotality August 2025 regional medians.
Each part of the South Coast tells a different story. Here’s a closer look at the four main sub-regions shaping the 2025 market:
With a strong job base and close proximity to Sydney, Illawarra is the engine of the South Coast property market. Wollongong offers a mix of family homes, high-rise apartments, and investor-friendly units. CoreLogic data shows units in Wollongong and Shellharbour are up nearly 5% year-on-year, as affordability and rental demand draw buyers away from the city. Kiama remains a premium pocket, with sea-view homes commanding million-dollar-plus prices.
Shoalhaven continues to attract owner-occupiers and holiday-home buyers, particularly around Jervis Bay and Vincentia where waterfront homes are limited. According to PropertyMe’s NSW Coastal Market Report (2025), Shoalhaven’s mix of permanent residents and short-stay investors helps support prices even during slower months. New developments near Nowra’s retail and industrial precincts are adding modern housing stock, appealing to young families.
Eurobodalla’s market has been more up-and-down in recent years. About Regional notes that while Batemans Bay saw minor price dips in 2024, confidence has returned thanks to infrastructure upgrades and ongoing lifestyle migration. Rental supply remains tight, keeping yields stable. Homes with strong elevation and flood resilience are attracting a premium.
Further south, Bega Valley has seen renewed attention from buyers seeking value for money and space. Infrastructure projects in Eden and Merimbula, such as port and tourism upgrades reported by The Daily Telegraph, are expected to support long-term demand. Prices here remain lower than the northern South Coast, offering potential upside for investors with patience.
The South Coast remains one of NSW’s most desirable lifestyle regions and that keeps buyer demand strong, even as the wider housing market steadies in 2025. While the frantic “sea change rush” of 2021–22 has cooled, there’s still a steady stream of Sydneysiders, Canberra professionals, and regional upsizers looking to make the move.
According to Cotality’s Regional Market Trends Report), buyer searches for homes across the South Coast are still around 15% higher than pre-pandemic levels. This shows lifestyle demand hasn’t disappeared,it’s simply become more measured. Many buyers are taking their time, comparing suburbs, and waiting for the right listing to appear rather than rushing to buy anything available.
Local agents in Shoalhaven and Eurobodalla note that open-home attendance remains solid, especially for properties near beaches, schools, or town centres. In Illawarra, buyer competition is strongest for well-priced units and family homes under $1 million, reflecting a mix of first-home buyers, investors, and city commuters drawn by the area’s employment opportunities.
However, stock levels remain tight. Data from Cotality (June 2025) shows that listings across regional NSW including the South Coast are still 20–25% below the five-year average. That means buyers have fewer options, which supports prices but makes it harder for some to find the right property.
Before listing, compare South Coast real estate agents to see who’s achieving fast sales and top prices in your suburb.
In practical terms, this shortage benefits sellers. Homes that are realistically priced and presented well are often selling within four to six weeks, with multiple parties showing interest. For buyers, patience and preparation are key, securing finance early and understanding local trends can make all the difference when a suitable home appears.
Realestate.com.au’s current listings also show a clear divide between coastal and inland suburbs. Beachside areas such as Kiama, Vincentia, and Merimbula have low stock and higher asking prices, while inland towns like Nowra and Bega offer better affordability but fewer high-end listings.
For Sellers:
If you’ve been thinking about listing your property, the low stock environment could work in your favour. Buyers are still out there, they’re just being selective. A well-timed and well-marketed campaign can attract strong interest, especially for homes in desirable coastal pockets.
If you’ve tried to rent a home on the South Coast lately, you’ll know it’s not easy. Vacancies are low, rents are rising, and there are far more people looking than homes available. This makes it tough for tenants, but for landlords, it means steady rental income and very few empty weeks between tenants.
According to Coastal Councils, most South Coast towns have vacancy rates sitting around 1 to 1.5%, which means almost every property that comes up for rent is snapped up quickly. A balanced market would be closer to 3%, so this shows just how tight things are.
Popular areas like Nowra, Jervis Bay, and Batemans Bay are seeing the most pressure, with long lines at open inspections and higher weekly rents. In smaller towns like Moruya, Bega, and Merimbula, renters are also competing for fewer homes, partly because many properties are used as short-term holiday rentals.
PropTrack data (2025) shows that rents across the South Coast have climbed by about 8–10% over the past year. While that’s difficult for tenants, it means many investors are enjoying good rental returns, often around 4–5% per year, depending on the location and type of property.
Even though the market is competitive, being a responsible landlord is important. Keeping rent fair, maintaining your property well, and understanding new short-stay accommodation rules will help keep good tenants longer.
For Property Owners:If you’re renting out a home or thinking about selling, knowing how strong the rental market is can help you make a smart decision. When rents are high and demand is strong, it can be an excellent time to sell to investors.
One of the biggest things that can shape the property market whether prices rise, fall, or stay steady is new housing supply. When more homes, apartments or land estates are built, it gives buyers more choice and can take some pressure off prices and rents. On the South Coast, new projects are slowly starting to appear, but most experts agree there’s still not enough new housing to meet growing demand.
In 2025, several major developments are underway or recently approved across the region. For example, Eden and Merimbula in the Bega Valley are seeing upgrades to tourism and port facilities, which are expected to attract new jobs and boost demand for both rentals and owner-occupied homes. South Nowra retail precinct expansion and planned housing estates around Ulladulla, which could bring new options for families and first-home buyers in the next few years.
The NSW Government’s regional planning framework also identifies key infrastructure projects, including road improvements, hospital upgrades, and community facilities throughout the Illawarra–Shoalhaven corridor. These investments don’t just improve liveability. They often make surrounding areas more attractive to buyers and can lift property values over time.
However, new developments take years to complete. Delays in planning, construction costs, and environmental approvals mean the South Coast is likely to stay undersupplied in the near future. This limited supply helps explain why prices have remained strong even as interest rates have risen.
For renters, more new housing could eventually bring some relief, especially in high-demand towns like Nowra, Kiama, and Batemans Bay. For buyers, upcoming developments might offer new, more affordable homes but checking the location, flood zoning, and infrastructure access will be key before purchasing.
For Sellers:If you live near an area with new infrastructure or development, your property could become more appealing to future buyers. Timing your sale before new supply hits the market can sometimes mean stronger competition and better prices.
The South Coast is a beautiful place to live but like any coastal region, there are a few risks homeowners and buyers should keep in mind. Knowing about these early can help you make smarter choices, protect your investment, and avoid unexpected costs later.
Many South Coast towns sit close to the ocean, rivers, or bushland, which means they can face natural hazards such as flooding, erosion, or bushfires. For example, About Regional has reported cases of coastal erosion and storm damage in parts of Shoalhaven and Eurobodalla, where heavy rainfall or king tides can affect low-lying properties.
When buying or selling in coastal areas, it’s worth checking your property’s flood and bushfire zoning on the NSW Government’s Planning Portal. Homes on elevated blocks or built to modern standards may be less exposed to these risks and often hold their value better over time.
Some insurers have also started adjusting premiums in high-risk areas, meaning home insurance can cost more if your property is close to the water or in a bushfire-prone zone. It’s always best to get a few quotes before you buy or sell so you understand what future owners might face.
Like everywhere in Australia, property prices on the South Coast are affected by interest rates. When rates go up, borrowing becomes more expensive, which can slow demand. When rates hold or drop, confidence returns, and buyers re-enter the market.
As of mid-2025, the Reserve Bank has kept rates steady, and PropertyMe’s NSW Coastal Market Forecast notes that buyer sentiment is cautiously improving. This stability is helping keep sales ticking over, especially in areas where stock remains low.
If you’re a seller, a stable rate environment means buyers can plan their budgets more easily which often translates into faster sales. If you’re a buyer, it’s still wise to factor in potential future rate changes and keep a buffer in your repayments.
Coastal homes face tougher conditions than inland properties. Salt air, wind, and moisture can cause faster wear on roofs, gutters, and paint. Before buying, always arrange a building and pest inspection. If you’re selling, doing one in advance can give buyers peace of mind and help you avoid delays during negotiations.
Some councils particularly in Shoalhaven and Bega Valley are reviewing short-term rental (Airbnb-style) limits to make more homes available for local renters. If you plan to buy an investment property for holiday letting, check the local council’s STRA (Short-Term Rental Accommodation) rules to make sure your property qualifies.
For Sellers:Understanding these local risks can help you prepare your home for sale and build buyer trust. Buyers appreciate transparency especially when it comes to insurance, zoning, or maintenance history.
The right agent can add thousands to your final sale price. Find out which South Coast agents have proven results near you.
The South Coast is made up of many different markets. Some suburbs are growing fast, while others are steady but affordable. Here’s an easy look at what’s happening across the region.
The Illawarra region which includes Wollongong, Shellharbour, and Kiama is leading the South Coast in price growth.
These areas are popular with people moving from Sydney who still want access to jobs, schools, and transport. According to the latest Cotality report, house prices in Illawarra have risen by about 3–4% over the past year.
The Shoalhaven region, including Nowra, Jervis Bay, and Vincentia, has been one of the most balanced markets on the South Coast. Prices here haven’t skyrocketed, but they’ve held firm because demand remains steady.
Many homes are bought by owner-occupiers, retirees, and holiday-home buyers. Beaches, nature, and limited housing supply make this area especially desirable. Homes in Vincentia and Jervis Bay are selling well when presented properly and priced realistically.
Eurobodalla which includes Batemans Bay and Moruya offers a great mix of affordability and lifestyle. Prices dipped a little in 2024, but the market is now stabilising. New infrastructure and returning buyer confidence are helping.
For buyers, this region is one of the few coastal spots in NSW where you can still find a family home for under $800,000.
Further south, Bega Valley towns such as Merimbula and Eden are attracting people looking for affordable coastal living.
Median house prices are around $720,000, and that’s great value compared to the northern coast. Recent upgrades to Eden’s port and Merimbula’s tourism facilities are expected to bring more jobs and stronger demand in the years ahead.
These areas may not grow as fast as Wollongong, but they’re steady and perfect for buyers who want lifestyle and space without big-city prices.
If you’re trying to work out where to buy or sell, look for these signs:
For Buyers:
If your budget is tight, look just outside the main hubs. Suburbs a little inland from the coast often have better prices but are still close to beaches.
For Sellers:If your home is in a high-demand area like Wollongong, Kiama, or Jervis Bay, you could benefit from listing while stock remains low and demand is strong.
Selling a home on the South Coast is about more than just listing at the right price, timing your sale and home staging matter too. The good news? Even with interest rates staying high, buyer demand across much of the region remains steady, especially for well-presented homes in desirable coastal pockets.
Here’s how to give yourself the best chance of a great sale.
Timing can make a big difference to your final price.
Check the market in your suburb before deciding. If listings are low and homes like yours are selling quickly, that’s often a good signal to go ahead.
Buyers on the South Coast love homes that make the most of their location. They’re drawn to light, open spaces and outdoor areas. Even small touches can make a big impact.
Here’s what tends to attract the most attention:
If your home has a great view, easy beach access, or a large backyard, make sure your photos and open homes show that off clearly.
Setting the right price helps you attract serious buyers fast.
Transparency builds trust. If your property has been affected by things like bushfire zones, flood risk, or coastal erosion, it’s better to disclose this upfront. Buyers will appreciate your honesty, and it reduces delays later during inspections and legal checks.
Also, consider ordering your own building and pest inspection before listing, it can help identify and fix small issues that might otherwise scare off buyers.
Finally, choosing the right real estate agent can make a big difference to your outcome. A good agent will know:
Compare top South Coast agents to find the ones achieving record results in your area.
Buying on the South Coast is about more than finding a beautiful view. Every suburb has its own mix of price, lifestyle, and risk. Whether you’re buying your first home, a weekender, or an investment property, here’s what to keep in mind before you sign a contract.
The South Coast stretches hundreds of kilometres, and each area feels a little different.
If you’re unsure, spend a weekend in the area, drive around, chat to locals, and visit open homes to get a feel for each town.
The NSW Government’s Illawarra–Shoalhaven Regional Plan notes that more medium-density housing is being developed in larger centres to help meet population growth which could make units a good long-term play for investors.
Before you buy, take the time to check:
Good research helps you avoid surprises and ensures your property keeps its value long-term.
Look for signs an area is improving:
These factors usually lead to rising demand and over time, rising prices.
The South Coast market can have ups and downs, especially in smaller towns, but over the long run, coastal properties tend to perform well. Many buyers are now using hybrid work to live regionally while keeping city jobs, a trend that continues to support steady demand.
If you buy in a good location, maintain your property, and hold for several years, you’re likely to enjoy both lifestyle benefits and solid capital growth.
For Buyers and Investors:The best deals often go to those who are prepared. Speak to local agents, arrange pre-approval, and understand each town’s unique market before jumping in.
As 2025 draws to a close, the South Coast property market is showing signs of steady confidence. While the post-pandemic boom has cooled, the region’s strong lifestyle appeal, limited housing supply, and growing local economies are keeping prices supported.
Experts expect the South Coast to remain balanced but competitive heading into 2026. This means price growth is likely to continue at a modest pace, with some areas performing better than others depending on jobs, infrastructure, and affordability.
After a few years of rapid rises, the market is now settling into a more sustainable rhythm. CoreLogic data shows prices across Illawarra, Shoalhaven, and Eurobodalla have stabilised, with most towns recording small but consistent quarterly gains.
In 2026, that trend is likely to continue steady rather than spectacular. Homes that are well-located, well-maintained, and priced fairly will continue to attract strong interest.
The South Coast continues to welcome sea-change buyers from Sydney, Canberra, and inland NSW. Many people are moving for lifestyle reasons: clean air, coastal living, and flexible work.
Population projections from the NSW Government’s Illawarra–Shoalhaven Regional Plan show steady growth through 2030, particularly in Nowra, Ulladulla, and Shellharbour. More residents means continued housing demand especially for family homes and long-term rentals.
Several major projects are expected to influence the South Coast in the next few years, including:
These projects improve access, create jobs, and often increase buyer confidence which can translate into gradual price growth.
Interest rates remain the wild card. If the Reserve Bank lowers rates in 2026, more buyers could return to the market, especially first-home buyers and upgraders who’ve been waiting on the sidelines.
However, if rates stay steady or rise again, growth may stay moderate. Either way, most experts expect the South Coast market to remain resilient because of its lifestyle demand and limited supply of new homes.
The biggest advantage for the South Coast is its enduring lifestyle appeal. Beaches, greenery, community, and affordability compared to Sydney will continue drawing buyers for years to come. Even if growth slows, this region remains one of NSW’s most liveable and in-demand areas.
For Sellers:The market is steady and well-presented homes are still selling quickly. If you’ve been waiting for stability before listing, 2026 could be your year.
For Buyers:Look beyond short-term price changes. Focus on quality, lifestyle, and long-term value. The South Coast is about living well and investing wisely.
The South Coast continues to shine as one of NSW’s most appealing regions to live, work, and invest. While the days of double-digit price rises are behind us, demand remains strong for homes that offer space, lifestyle, and coastal charm.
For sellers, low listings and steady buyer interest create a healthy environment to achieve strong results. For buyers and investors, there’s still genuine value to be found especially in growing areas like Batemans Bay, Vincentia, and Merimbula.
No matter where you are on your property journey, staying informed about local trends and working with an experienced local agent will help you make confident decisions in 2025 and beyond.
Overall, prices are holding steady. CoreLogic data shows small gains in most areas especially Illawarra and Shoalhaven while Eurobodalla and Bega Valley remain stable. There’s no major fall, just slower, sustainable growth.
Towns like Moruya, Batemans Bay, and Bega offer affordable homes under $800,000 with good long-term potential. For those wanting lifestyle and future growth, Vincentia and Kiama are standout options.
Yes. Vacancy rates are very low (around 1–1.5%), and average rental yields sit between 4–5%, depending on the area and property type. Demand for long-term rentals remains strong across the region.
Projects in Nowra, Ulladulla, Merimbula, and Eden are improving infrastructure and attracting new residents. These upgrades are likely to support steady price growth over time rather than sudden spikes.
Spring and early autumn are the best times buyers are active, and homes look their best. However, winter can also be smart if stock is low and competition is limited.
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