25/136 Cherry Street, Ballina, NSW 2478
Auction Guide $790,000 - $850,000
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Open Saturday 27 June 10:00 am Auction Saturday 25 July 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Ballina — Bundjalung (Nyangbul people) Country
Originally established as a cedar-getting port at the mouth of the Richmond River, Ballina grew into a major maritime and agricultural hub. The town's development was shaped by its strategic position for shipping timber and sugar cane to Sydney and beyond.
Today, Ballina serves as the commercial and transport heart of the Northern Rivers, blending a relaxed coastal vibe with essential regional services and an active retirement and family population.
Overall Score
7.2
A strong regional performer with high lifestyle appeal but significant environmental constraints.
Aboriginal Name
Bullenah— "Place of many oysters or place of many water lilies"
Name Origin
Likely derived from the Aboriginal word 'Bullenah', though some suggest a connection to the Irish town of Ballina.
Established
1840s
Iconic Landmark
The Big Prawn
Connectivity
Home to Ballina Byron Gateway Airport
Geography
Situated on an island surrounded by the Richmond River and North Creek
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand following the post-2022 recovery, though higher interest rates have moderated growth.
Amenity
8.5
Exceptional access to waterways, beaches, major retail, and regional healthcare.
Schools
7.0
Good range of public and private options, including the modern Ballina Coast High School.
Transport
7.5
Excellent regional connectivity via the airport and Pacific Highway, though local public transport is limited.
Risk Profile
3.0
Low score due to high vulnerability to riverine flooding and rising insurance costs.
Liveability
8.0
High quality of life with flat terrain, water access, and a comprehensive range of services.
Demographics
6.5
A diverse mix of retirees, sea-changers, and young families attracted by local employment.
Rental Demand
8.0
Consistently high demand driven by local workers and the 'Byron spillover' effect.
Growth Potential
7.0
Strong long-term prospects due to infrastructure investment, though limited by land availability.
Affordability
5.5
More affordable than Byron Bay or Lennox Head, but prices remain high for a regional center.
Crime & Safety
6.0
Generally safe, though typical regional town issues exist in specific pockets.
Walkability
7.5
The town center and island precinct are highly walkable due to flat topography.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,150,000
Estimated March 2026
Median Unit
$725,000
Estimated March 2026
1yr Growth
4.2%
Steady market recovery
Avg. Rent
$750pw
For a 3-bedroom house
Population
27,500
Ballina LGA growth area
Healthcare
Major Hospital
Ballina District Hospital
✅ Key Advantages
- Unrivaled water access for boating, fishing, and surfing.
- Flat topography makes the suburb highly accessible for walking and cycling.
- Ballina Byron Gateway Airport provides direct links to major capital cities.
- Comprehensive retail and service infrastructure including major shopping centers.
- Proximity to high-value markets like Byron Bay and Lennox Head without the same price tag.
- Strong local employment base in healthcare, tourism, and aviation.
⚠️ Key Watch-Outs
- Extensive areas of the suburb are subject to severe riverine flooding.
- Home insurance premiums can be prohibitively high in low-lying zones.
- Aircraft noise from the expanding regional airport impacts certain residential pockets.
- Coastal corrosion and salt spray require higher property maintenance.
- The town center can experience traffic congestion during peak holiday periods.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Regional Hub
How this suburb feels day-to-day.
🏠 Property Types
Mix of mid-century cottages, modern canal-front homes, and low-rise apartments.
Dominant dwelling stock.
💰 Price Range
$700k (units) – $3.5m+ (riverfront)
Typical entry to ceiling.
💡 Why It Matters
Ballina is the functional heart of the Northern Rivers. While neighboring towns offer 'lifestyle', Ballina offers 'utility' plus lifestyle, making it more resilient for long-term residents and families.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,150,000
$950k – $2.8m
🏢 Unit Median
$725,000
$550k – $1.2m
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $700-$900pw, Units $500-$650pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices corrected significantly after the 2022 floods but have shown resilience due to the chronic undersupply of housing in the Northern Rivers region.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
15% below Sydney median house price
Price comparison
📋 Income Ratio
8.8x average local household income
Median price ÷ median income
💳 Gross Yield
3.6% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Affordability is stretched for local wage earners, but the suburb remains a value proposition for buyers relocating from Sydney or Melbourne.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+6.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Healthcare workers, airport staff, and young families priced out of Lennox Head.
💼 Investor Outlook
Strong rental yields compared to metro areas, but investors must factor in high insurance and maintenance costs due to the coastal/flood environment.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+9.5% cumulative
3-Year Growth
+40% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing expansion of the Ballina Byron Gateway Airport.
- Upgrades to the Ballina District Hospital and local health services.
- Continued 'sea-change' migration from capital cities.
- Limited new land release due to geographical and environmental constraints.
⛔ Headwinds
- Rising cost of flood insurance impacting borrowing capacity.
- Potential for future catastrophic weather events.
- Increasing interest rates affecting regional discretionary spending.
🔮 5-Year Outlook
Expect moderate, steady growth as Ballina solidifies its role as the primary service center for the Northern Rivers, though flood-prone properties may underperform.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
6
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
Comparable to outer-metropolitan regional centers
Relative comparison
Risk Categories
Property Crime: Medium
Alcohol-related incidents: Medium
Violent Crime: Low
📋 What to Check Locally
Check specific street data via BOCSAR; safety varies between the central business district and the quieter residential areas of East Ballina.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risk is environmental, specifically riverine flooding from the Richmond River and storm surge impacts.
🌊 Flood Risk
High risk. Significant portions of the suburb were inundated in 2022. Council flood maps are essential viewing.
🔥 Bushfire Risk
Low risk for the main island/township; moderate risk in the northern fringes near heathlands.
🏦 Insurance Impact
Critical concern. Some properties may be uninsurable for flood or carry premiums exceeding $10,000 per annum.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R2 Low Density and R3 Medium Density Residential
🔲 Overlays
Flood Planning, Coastal Risk, Aircraft Noise (ANEF)
🏗️ Development Hotspots
West Ballina expansion and infill medium-density near the CBD.
Zoning and overlays strictly dictate what can be built, especially regarding floor heights and flood-resilient materials.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent road access via Pacific Highway; regional airport is a major asset; local bus services are basic.
🛍️ Amenity & Retail
High. Multiple supermarkets, specialty retail, cinemas, and a vibrant cafe culture along the river.
🌲 Parks & Recreation
Abundant. Excellent riverfront pathways, skate parks, and proximity to Richmond Range National Park.
🏫 Schools
Strong. Ballina Coast High School is a state-of-the-art facility; several reputable primary schools.
🏥 Healthcare
Superior for a regional town, anchored by the Ballina District Hospital and numerous specialist clinics.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A maturing population with a significant retiree base, now being balanced by an influx of professional families.
💵 Median Income
$68,500 pa
🏠 Ownership
38% owned outright, 30% mortgaged, 29% renting
🎂 Age Profile
Median age 48
🎓 Education
Increasing percentage of tertiary-educated residents following the COVID-era migration.
📊 Age Distribution
The high median age reflects the suburb's appeal to retirees, which provides a stable but slower-moving local economy.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on infrastructure resilience and airport-related commercial growth.
📈 Positive Impacts
- Ballina Byron Gateway Airport terminal expansion.
- Ongoing upgrades to the Ballina District Hospital.
- Riverfront precinct beautification and flood mitigation works.
📉 Negative Impacts
- Increased aircraft noise in flight path zones.
- Construction disruptions along major thoroughfares.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍East Ballina
Position
East
Price
20% more expensive
Lifestyle
Hilly, coastal, and mostly flood-free with ocean views.
Best for
Premium buyers and families seeking elevation.
📍West Ballina
Position
West
Price
10% cheaper
Lifestyle
Canal-front living but high flood vulnerability.
Best for
Boating enthusiasts and budget-conscious buyers.
📍Lennox Head
Position
North
Price
50% more expensive
Lifestyle
Trendy surf village vibe with high-end boutiques.
Best for
Affluent families and surfers.
📍Alstonville
Position
West (Inland)
Price
Similar
Lifestyle
Hinterland village on a plateau; no flood risk.
Best for
Those seeking a rural feel and climate security.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Port Macquarie
NSW
7.5/10
Regional coastal hub with a river mouth, airport, and similar demographic mix.
Forster
NSW
7.0/10
Strong focus on water lifestyle, fishing, and a mix of retirees and families.
Hervey Bay
QLD
6.8/10
Flat coastal topography, high retiree population, and regional service center.
Yeppoon
QLD
7.1/10
Coastal town serving a larger regional inland city with strong family appeal.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the convenience and the water-based lifestyle but remain wary of the environmental risks that were highlighted in 2022.
★★★★☆
Lifestyle
I can walk to the shops, the library, and the river. It's the most convenient place I've ever lived.
Convenience
Flat walking
★★★☆☆
Flood Risk
The 2022 floods were a wake-up call. I love the vibe here, but the insurance costs are becoming a real burden.
Flood Risk
Insurance
★★★★★
Family Amenities
The new high school is fantastic and the kids spend every weekend at the skate park or the beach.
Schools
Recreation
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties in East Ballina or Alstonville if flood risk is your primary concern.
- Always obtain a current insurance quote before making an offer.
- Check the ANEF (Aircraft Noise) contours if looking near the airport.
- Look for homes with raised floor levels or 'flood-resilient' lower levels.
- Negotiate hard on properties with a history of inundation.
- Verify the structural integrity of older homes, checking for salt-air corrosion.
❓ Questions to Ask the Agent
- Did this property or street flood in February/March 2022?
- What is the current annual insurance premium for this property?
- Is the property located within a high-impact aircraft noise zone?
- Are there any planned developments for the vacant land nearby?
- What is the floor level height relative to the 1-in-100 year flood level?
- Has the property undergone any flood-resilient renovations?
- What are the typical council rates and water levies for this area?
- How long has the property been on the market, and have there been previous offers?
🏷️ Seller Strategy
- Provide clear documentation of any flood mitigation works performed on the property.
- Highlight the proximity to the river and CBD amenities in marketing materials.
- Ensure the property is presented as 'low maintenance' to appeal to the retiree market.
- Consider a professional building and pest report to address buyer concerns early.
- Position the property as a 'lifestyle hub' with capital city connectivity.
📣 Positioning Tips
Focus on the 'convenience and lifestyle' angle. Ballina is the only town in the region where you can walk to a major supermarket, a hospital, and a riverfront beach within 15 minutes.
💼 Investment Case
High rental demand from regional workers provides a stable income stream.
⚠️ Investment Risks
High insurance premiums and potential for capital loss in flood-prone streets.
📈 Action Plan
- Target units or townhouses in the CBD for maximum rental yield.
- Avoid low-lying West Ballina unless the price significantly offsets the risk.
- Ensure the property has flood-resilient flooring (e.g., polished concrete or tiles).
- Factor in a 20% buffer for insurance and maintenance costs.
🔑 Renter Tips
- Be prepared with a complete application; the market is very competitive.
- Ask the agent about the property's performance during the 2022 flood event.
- Look for properties with off-street parking, as street parking can be tight near the CBD.
🏘️ What Renters Love Here
Flat terrain is great for saving on petrol; everything is close by.
⚠️ Renter Watch-Outs
Mold can be an issue in older coastal homes; check ventilation.
🏢 Landlord Strategy
- Invest in high-quality air conditioning to combat coastal humidity.
- Regularly clear gutters and check drainage to mitigate water damage.
- Consider long-term leases to attract stable healthcare or airport staff.
📋 Compliance & Management
Ensure all properties meet the latest NSW smoke alarm and swimming pool safety standards.
🤝 Agent Insights
- The 'Byron spillover' buyer is looking for value but is highly risk-averse regarding floods.
- Properties in East Ballina are currently the most sought-after due to elevation.
- Modernized mid-century cottages are achieving premium prices.
🎯 Marketing Angles
The '15-minute town' — everything you need is within a short walk or bike ride.
👤 Target Buyer Profile
Downsizers from Sydney/Melbourne and local families upgrading for school catchments.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the Ballina Shire Council Flood Map for the specific lot.
✓
Obtain a formal insurance quote including flood cover.
✓
Check the NSW Planning Portal for any heritage or environmental overlays.
✓
Inspect the sub-floor and roof cavity for signs of previous water damage or mold.
✓
Verify the school catchment zones for Ballina Coast High School.
✓
Review the ANEF aircraft noise maps from the Ballina Byron Gateway Airport website.
✓
Check for any outstanding council orders on the property.
✓
Assess the condition of external fixtures for salt-spray damage.
✓
Confirm the property's zoning and potential for future development or extension.
✓
Review the 10.7 Planning Certificate for any land slip or coastal hazard risks.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is a data-driven analysis based on available information as of March 2026. It does not constitute financial or legal advice. Buyers must conduct their own independent due diligence, particularly regarding flood risk and insurance eligibility.
