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Shane Merrick
5 Florrie Ellison Street, Harrington, NSW 2427
Price Guide $920,000
4 2 2
Open Saturday 6 June 11:30 am๐๏ธ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Harrington โ Biripi Country
Harrington served as a vital maritime pilot station for the Manning River entrance throughout the 19th century. The construction of the iconic breakwall in the 1890s stabilized the river mouth, allowing the village to evolve from a shipping hub into a popular seaside resort. The late 20th century saw the transition from a sleepy fishing village to a master-planned residential community.
Today, Harrington is a blend of 'Old Harrington' fishing cottages and the modern 'Harrington Waters' estate, characterized by a high retiree population and a relaxed, water-centric lifestyle.
Overall Score
7.2
A high-quality lifestyle choice for retirees and sea-changers, though limited by environmental risks and employment.
Aboriginal Name
Birimayiโ "The place of the Manning River"
Name Origin
Named after the Earl of Harrington by explorer John Oxley in 1818.
Established
Pilot station established 1860
The Breakwall
Extends 1.6km into the ocean
Water Access
Direct access to the 150km Manning River system
Nature
Bordered by Crowdy Bay National Park
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand from internal NSW migration, though price growth has moderated from the 2021-2023 peak.
Amenity
6.2
Excellent for recreation and basic needs, but relies on Taree for major retail and specialized services.
Schools
4.5
Local primary school is well-regarded, but secondary students must commute to Taree or Wingham.
Transport
3.8
Highly car-dependent with limited public transport options to regional hubs.
Risk Profile
4.2
High exposure to riverine flooding and bushfire risk from adjacent national parks.
Liveability
8.4
Exceptional for those seeking a quiet, outdoor-focused lifestyle near the water.
Demographics
5.8
Dominated by retirees and older couples; limited opportunities for young professionals.
Rental Demand
7.1
Strong demand for long-term rentals due to limited supply and a growing service workforce.
Growth Potential
6.8
Supported by the ongoing development of Harrington Waters and scarcity of coastal land.
Affordability
7.4
Offers better value than Forster-Tuncurry, though prices have risen significantly in recent years.
Crime & Safety
9.2
Very safe community with crime rates significantly lower than the NSW state average.
Walkability
5.4
Flat terrain makes 'Old Harrington' walkable, but the suburb is spread out overall.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$815,000
Estimated March 2026
1yr Growth
4.2%
Steady appreciation
Median Age
62
Significantly older than NSW avg
Flood Risk
High
Manning River catchment
Lifestyle
Coastal
Boating & Fishing focus
Health
Local GP
Major hospital in Taree (30km)
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Key Advantages
- Stunning natural beauty with dual access to river and ocean beaches.
- Level terrain throughout the suburb, ideal for retirees and mobility.
- Strong sense of community safety and low crime rates.
- High-quality master-planned amenities in the Harrington Waters precinct.
- Excellent recreational facilities including a golf course and bowling club.
โ ๏ธ Key Watch-Outs
- Significant portions of the suburb are subject to 1-in-100-year flood overlays.
- Limited local secondary education and specialized healthcare services.
- High dependency on private vehicles for almost all regional travel.
- Economic reliance on tourism and retirement sectors.
- Insurance premiums for riverfront properties can be prohibitively expensive.
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Coastal Retirement
How this suburb feels day-to-day.
๐ Property Types
Mostly detached houses, ranging from 1950s cottages to modern canal-front mansions.
Dominant dwelling stock.
๐ฐ Price Range
$650,000 – $1,850,000
Typical entry to ceiling.
๐ก Why It Matters
Harrington represents one of the Mid North Coast's most stable lifestyle markets. It appeals to a specific demographic looking for a flat, accessible coastal town that avoids the high-density 'tourist trap' feel of larger nearby hubs like Forster.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$815,000
$720k – $1.6m
๐ข Unit Median
$540,000
$480k – $650k
๐ Price Trend
+4.2% past 12 months
12-month movement
๐ Weekly Rents
Houses $550pw, Units $420pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
The market has transitioned from the rapid post-pandemic boom to a more sustainable growth phase driven by downsizers from Sydney and the Central Coast.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
35% below Sydney median house price
Price comparison
๐ Income Ratio
11.5x local annual income
Median price รท median income
๐ณ Gross Yield
3.6% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While affordable compared to Sydney, local prices are high relative to regional incomes, reflecting the high proportion of self-funded retirees moving into the area.
๐ฅ Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
๐ Vacancy Rate
1.4%
Lower = tighter market
โฑ๏ธ Days to Lease
22 days
Avg time on market
๐ Rent Growth p.a.
+5.5% pa
Annual rental increase
Demand LevelModerate-High
๐ค Tenant Profile
Retirees waiting to build, local service workers, and sea-change families.
๐ผ Investor Outlook
Stable but low yield. Capital growth is the primary driver here, as high insurance and maintenance costs can eat into rental returns.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+12.4% cumulative
3-Year Growth
+38.1% cumulative
5-Year Growth
๐ Growth Drivers
- Ongoing migration of retirees from metropolitan areas.
- Limited supply of new land releases outside of Harrington Waters.
- Infrastructure improvements to the Pacific Highway reducing travel time to Newcastle.
- Growing 'work from home' capability attracting younger families.
โ Headwinds
- Rising cost of flood and bushfire insurance.
- Aging population may lead to increased future housing stock turnover.
- Limited local high-paying employment opportunities.
๐ฎ 5-Year Outlook
Expect moderate, steady growth. Harrington will likely remain a 'safe haven' for equity-rich downsizers, insulating it from some broader economic volatility.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
9.2
Safety Score
Excellent
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
60% below Sydney metro average crime rate
Relative comparison
Risk Categories
Theft: Low Vandalism: Low Assault: Very Low
๐ What to Check Locally
Standard home security is sufficient. The community is highly vigilant and 'neighborhood watch' in spirit.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
Environmental factors are the primary concern, specifically the interaction between the Manning River and coastal storm surges.
๐ Flood Risk
High risk in 'Old Harrington' and low-lying parts of the newer estates. Check Mid-Coast Council flood maps for the 1% AEP level.
๐ฅ Bushfire Risk
Moderate to High risk on the northern fringe bordering Crowdy Bay National Park.
๐ฆ Insurance Impact
Premiums are rising sharply; some insurers may decline cover for properties with high flood frequency.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
R2 Low Density Residential
๐ฒ Overlays
Flood Planning, Coastal Risk, Bushfire Prone Land
๐๏ธ Development Hotspots
Harrington Waters Stage 3 and 4 expansions.
Strict environmental controls limit the density of new developments, protecting the village character but also restricting supply.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Limited bus services to Taree; most residents rely on private cars.
๐๏ธ Amenity & Retail
Good local shopping village, library, and community center.
๐ฒ Parks & Recreation
Abundant natural beauty, including the breakwall walk and Crowdy Bay National Park.
๐ซ Schools
Harrington Public School is central; no local high school.
๐ฅ Healthcare
Local medical center and pharmacy; 30-minute drive to Manning Base Hospital in Taree.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
A mature, stable population with a high percentage of outright home ownership.
๐ต Median Income
$52,000 pa
๐ Ownership
55% owned outright, 25% mortgaged, 20% renting
๐ Age Profile
Median age 62
๐ Education
High percentage of vocational training and retirees with professional backgrounds.
๐ Age Distribution
The high median age and outright ownership create a market that is less sensitive to interest rate hikes than suburban Sydney.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
Focus is on the completion of the Harrington Waters master plan and riverfront infrastructure.
๐ Positive Impacts
- Modernized shopping and community facilities.
- Increased property values in the master-planned precinct.
- Improved recreational walkways and parks.
๐ Negative Impacts
- Loss of some 'sleepy village' charm.
- Increased traffic on Harrington Road during peak holiday periods.
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Crowdy Head
Position North-East
Price More expensive
Lifestyle Elevated, ocean-facing, very limited stock.
Best for Premium lifestyle buyers.
๐Manning Point
Position South (Across River)
Price Cheaper
Lifestyle More isolated, river-focused, higher flood risk.
Best for Fishermen and holiday makers.
๐Old Bar
Position South
Price Similar
Lifestyle Larger town, younger demographic, closer to Taree.
Best for Families and commuters.
๐Taree
Position West
Price Significantly cheaper
Lifestyle Regional hub, inland, full services.
Best for Budget-conscious buyers and workers.
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Tea Gardens
NSW
7.5/10
River-meets-sea geography with a high retiree population.
South West Rocks
NSW
8.1/10
Historic coastal village with strong natural beauty and tourism.
Burrum Heads
QLD
7.0/10
Quiet river mouth community popular with boaties and retirees.
Greenwell Point
NSW
7.2/10
Strong fishing heritage and relaxed riverfront lifestyle.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents value the peace, safety, and natural beauty above all else, though some lament the lack of youth-oriented facilities.
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Peaceful Living
I moved here for the level walks and the friendly faces. It's the safest I've ever felt in Australia.
Safety Community
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Recreation
The access to both the river and the ocean is unbeatable. Best boat ramp facilities on the coast.
Boating Lifestyle
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Family Facilities
It's a beautiful place to raise kids, but the lack of a local high school and limited sports for teens is a challenge.
Education Environment
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Market Value
We got much more for our money here than in Forster, and the golf course is world-class.
Affordability Amenities
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Investment
Rental demand is surprisingly high, though you have to be very careful about which streets are in the flood zone.
Demand Risk
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Economy
The town is booming in summer, but it can get very quiet in the winter months.
Seasonality Growth
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Prioritize properties in 'Harrington Waters' for modern flood-mitigation standards.
- Check the Mid-Coast Council flood maps specifically for the 1% AEP (Annual Exceedance Probability).
- Look for properties with side access for boat or caravan storage, as this is a high-demand feature.
- Be prepared to act quickly on 'Old Harrington' cottages, as they are popular for renovations.
- Verify the distance to the nearest bushfire-prone vegetation if buying on the northern fringe.
โ Questions to Ask the Agent
- What is the exact flood level for this specific lot according to the latest council mapping?
- Has this property ever had water over the floorboards in previous Manning River flood events?
- What are the current annual insurance premiums for this property, and are there any exclusions?
- Is the property connected to the pressure sewerage system used in parts of Harrington?
- Are there any planned developments for the vacant land nearby?
- What is the proportion of owner-occupiers in this immediate street?
- Is the property within a designated bushfire-prone area?
๐ท๏ธ Seller Strategy
- Highlight lifestyle features like proximity to the breakwall or golf course in all marketing.
- Ensure all flood-mitigation improvements (e.g., raised floor levels) are clearly documented.
- Target the 'downsized' market by emphasizing low-maintenance gardens and level access.
- Professional photography of the river and coastline is essential for attracting out-of-area buyers.
- Consider a longer settlement period, as many buyers are selling larger homes in the city.
๐ฃ Positioning Tips
Position the property as a 'turn-key lifestyle solution' for retirees. Emphasize safety, community, and the unique dual-water access that Harrington offers compared to more crowded coastal hubs.
๐ผ Investment Case
Stable long-term hold with moderate capital growth.
โ ๏ธ Investment Risks
High insurance costs and potential for limited rental growth if local employment doesn't diversify.
๐ Action Plan
- Focus on 3-bedroom houses which appeal to both small families and retirees.
- Avoid properties with high flood risk to keep insurance premiums manageable.
- Consider short-term holiday rental for riverfront properties during peak seasons.
- Maintain gardens to a high standard to attract the 'house-proud' retiree tenant demographic.
๐ Renter Tips
- Apply early for properties near the shopping village as they lease the fastest.
- Be prepared for limited options if you have large pets.
- Check if the property has air conditioning, as coastal humidity can be high.
๐๏ธ What Renters Love Here
Quiet, safe, and beautiful environment with plenty of outdoor space.
โ ๏ธ Renter Watch-Outs
Limited public transport means a car is essential for work or major shopping.
๐ข Landlord Strategy
- Install high-quality split-system air conditioning to increase tenant appeal.
- Ensure gutters are cleaned regularly due to proximity to national park trees.
- Review insurance policies annually to ensure flood cover remains adequate.
๐ Compliance & Management
Ensure all smoke alarms are compliant with NSW 2020 legislation and check for any specific coastal council requirements regarding rainwater tanks.
๐ค Agent Insights
- The market is currently driven by equity-rich buyers from Sydney's Northern Beaches and Central Coast.
- Stock levels remain lower than historical averages, supporting prices.
- Buyers are increasingly asking for detailed flood and insurance information upfront.
๐ฏ Marketing Angles
The 'Unspoilt Coastal Sanctuary'—focus on the Manning River lifestyle and the safety of a small-town community.
๐ค Target Buyer Profile
Self-funded retirees (60+), remote-working sea-changers, and holiday home investors.
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Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
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Obtain a Section 10.7 Planning Certificate from Mid-Coast Council.โ
Review the Mid-Coast Council Floodplain Management Plan.โ
Order a professional building and pest inspection with a focus on salt-spray corrosion.โ
Check the NSW Rural Fire Service 'Bushfire Prone Land' map.โ
Confirm the property's zoning and any restrictive covenants in Harrington Waters.โ
Verify the age and condition of the hot water system and air conditioning units.โ
Check for any easements on the title that might restrict future pool installation.โ
Assess the mobile phone and NBN coverage for the specific address.โ
Inspect the sub-floor area for any signs of historical dampness or mold.โ
Review the local school catchment boundaries for Harrington Public School.โ
Calculate the travel time to Taree during peak morning hours.โ
Inquire about the history of any recent renovations and ensure they are council-approved.๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
๐ midcoast.nsw.gov.au ๐ planningportal.nsw.gov.au ๐ abs.gov.au ๐ rfs.nsw.gov.au ๐ ses.nsw.gov.au
โ ๏ธ Important Disclaimer
This report is based on data available as of 2026-03-13. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent due diligence and consult with qualified professionals before making any property purchase.
