The area has been a significant site for the Yuin people for thousands of years, evidenced by local shell middens. European settlement initially focused on timber and small-scale agriculture before the village evolved into a premier holiday destination in the mid-20th century.
A tranquil residential village that has transitioned from a holiday-shack enclave to a high-demand sea-change destination with modern architectural homes.
- Direct access to both calm lake waters and surf beaches at Dolphin Point.
- Strong community feel with high owner-occupancy rates.
- Proximity to Ulladulla (5 mins drive) for hospitals, high schools, and supermarkets.
- Modern infrastructure including the upgraded bridge and improved shared pathways.
- High potential for dual-income through holiday letting (STCA).
- Vulnerability to lake flooding during East Coast Low events.
- Bushfire risk for properties on the western and southern fringes.
- Lack of secondary schools within walking distance.
- Limited local employment opportunities outside of tourism and retail.
- Significant traffic congestion on the Princes Highway during peak holiday seasons.
How this suburb feels day-to-day.
Dominant dwelling stock.
Typical entry to ceiling.
Burrill Lake offers a more relaxed, 'village' alternative to Ulladulla while maintaining better beach access. It is a tightly held market where location relative to the water line dictates value more than house size.
$950k – $2.6m
$650k – $850k
12-month movement
Current asking rents
The market saw a correction in 2024 but has stabilized and returned to modest growth as supply remains constrained by geographic boundaries.
Price comparison
Median price รท median income
Estimated rental yield
Affordability is a challenge for locals; the market is heavily influenced by out-of-area buyers from Sydney and Canberra.
Lower = tighter market
Avg time on market
Annual rental increase
Young families and professionals working in Ulladulla or remotely.
Strong long-term prospects due to scarcity. Holiday rental yields often outperform long-term leases but carry higher management costs.
- Limited future land release due to National Park boundaries.
- Continued trend of remote work enabling coastal relocation.
- Ongoing upgrades to the Princes Highway improving Sydney accessibility.
- High demand for lifestyle-oriented retirement options.
- Increasing insurance premiums due to flood/fire risks.
- Rising interest rates impacting second-home/holiday-home buyers.
- Strict environmental controls limiting development density.
Expect steady capital appreciation driven by scarcity. Waterfront and modernised properties will likely lead the market.
vs last 12 months
Relative comparison
Standard home security is sufficient; the main local concern is seasonal petty theft during peak tourist periods.
Environmental factors are the primary risk. Prospective buyers must conduct thorough site-specific due diligence regarding water levels and fire proximity.
Significant portions of the suburb are within the Shoalhaven Council flood planning area. Check the 1-in-100-year flood level for specific lots.
High risk for properties bordering Meroo National Park; BAL (Bushfire Attack Level) ratings will impact construction costs.
Waterfront properties may face substantial premiums or exclusions for flood damage.
Coastal Risk, Flood Planning, Terrestrial Biodiversity
Infill development and knockdown-rebuilds on larger older lots.
Zoning is restrictive to maintain the village character, meaning large-scale apartment developments are unlikely.
Limited; car is essential. Local bus connects to Ulladulla and Milton.
Excellent local cafe scene, famous fish and chips, and basic groceries.
Exceptional access to Meroo National Park and lakeside reserves.
Catchment for Ulladulla Public and Ulladulla High School.
5-minute drive to Milton-Ulladulla Hospital and various GPs.
A maturing population with a significant increase in professional-aged families over the last decade.
The high owner-occupancy rate contributes to the well-maintained appearance and strong community advocacy of the suburb.
Focus is on infrastructure maintenance and environmental protection rather than large-scale residential expansion.
- Shared pathway extensions connecting to Dolphin Point.
- Lakeside reserve environmental restoration projects.
- Princes Highway safety upgrades nearby.
- Temporary traffic disruptions during road maintenance.
- Construction noise from increasing knockdown-rebuild activity.
Residents value the suburb for its safety, natural beauty, and the 'best of both worlds' access to the lake and beach. There is a strong protective sentiment regarding local development.
It's the perfect place to raise kids; they can paddle in the lake in the morning and surf at the beach in the afternoon.
The new bridge made a huge difference to the noise, but summer traffic is still a bit of a headache.
NBN is reliable enough for my Zoom calls, and I can be on the water five minutes after finishing work.
We love it here but had to buy a real fixer-upper because prices have just exploded lately.
Great rental returns in summer, but you have to be careful about the flood zones when buying.
The community really supports local shops, and we get a great boost from tourists without it feeling too crowded.
- Prioritize properties on higher ground to mitigate long-term sea-level rise and flood risks.
- Check the Section 10.7 Certificate specifically for bushfire and flood notations.
- Look for older cottages with 'good bones' for potential value-add through renovation.
- Verify the exact boundary if buying waterfront, as some land may be crown reserve.
- Visit during a weekend in peak holiday season to understand traffic and noise impacts.
- Has this property ever experienced over-floor flooding during an East Coast Low?
- What is the current BAL (Bushfire Attack Level) rating for this specific lot?
- Are there any easements for council drainage or sewer that affect building footprints?
- What is the ratio of owner-occupiers to holiday rentals in this immediate street?
- Has a floor-level survey been conducted recently?
- Are there any known issues with the foundations due to the sandy/coastal soil?
- What are the current insurance premiums for this property?
- Highlight lifestyle features like outdoor showers, kayak storage, and entertaining decks.
- Ensure any unapproved works (common in older coastal homes) are regularized before listing.
- Professional photography should emphasize the proximity to both the lake and the beach.
- Address flood risk proactively with a recent floor-level survey if applicable.
- Target Canberra and Sydney buyers through digital marketing campaigns.
Position the property as a 'sanctuary' that offers a better lifestyle-to-price ratio than Sydney's Northern Beaches or the Sutherland Shire.
High-capital growth potential with a dual-market strategy (holiday vs. long-term).
High insurance costs and seasonal vacancy fluctuations for holiday lets.
- Target 3-4 bedroom homes with multiple living areas.
- Ensure the property has a high BAL rating for better insurance terms.
- Consider professional holiday management for peak season yield.
- Monitor Shoalhaven Council's local environmental plan for any zoning changes.
- Be prepared with a strong application as vacancy rates are low.
- Check for adequate heating/cooling as coastal homes can be damp in winter.
- Ask about garden maintenance responsibilities for larger blocks.
Unbeatable access to nature and a safe environment for children.
Limited public transport makes a car essential for almost all errands.
- Invest in low-maintenance, salt-resistant landscaping.
- Consider allowing pets to tap into the largest segment of the local rental market.
- Regularly check gutters and roof drainage due to high leaf fall and coastal storms.
Ensure smoke alarms and pool fences meet the latest NSW coastal safety standards.
- Stock is extremely tight; off-market opportunities are common among locals.
- Buyers are increasingly savvy about flood mapping; have the data ready.
- The 'work from home' trend is still a major driver for this specific postcode.
The 'Dual Waterfront' lifestyle — where the lake meets the sea.
Affluent families from Sydney/Canberra and active retirees.
This report is based on projected data and trends as of March 31, 2026. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent research and consult with professionals before making any property purchase.
