Peggy McAlister
23 Wirreanda Place, Long Beach, NSW 2536
$1,100,000 - $1,200,000
3 2 5
Open Saturday 8 August 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Long Beach — Yuin Country
Long Beach transitioned from a quiet holiday camping spot into a formal residential suburb in the late 20th century. Development accelerated in the 1990s and 2000s as retirees and sea-changers sought proximity to Batemans Bay without the urban bustle. The area was significantly impacted by the 2019-2020 Black Summer bushfires, which has shaped modern building standards in the enclave.
Today, it is a prestigious residential pocket known for its quiet streets, abundant wildlife, and a mix of architecturally designed coastal homes and older brick residences.
Overall Score
7.2
A high-quality lifestyle suburb with significant environmental risks that temper the investment score.
Name Origin
Descriptive name referring to the approximately 2km stretch of sandy coastline that defines the suburb.
Established
Gazetted 1970
Beach Length
2.0km
Wildlife
High kangaroo population
Nature
Borders Cullendulla Creek Nature Reserve
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand for coastal assets persists despite broader economic cooling.
Amenity
4.5
Very limited local shops; residents are entirely dependent on Batemans Bay for services.
Schools
4.0
No schools within the suburb; requires a 10-15 minute commute to Batemans Bay or Batehaven.
Transport
3.5
Almost entirely car-dependent with very limited bus services.
Risk Profile
4.0
Significant bushfire and coastal erosion risks require high insurance premiums.
Liveability
8.5
Exceptional for those seeking peace, nature, and beach access away from tourists.
Demographics
7.0
Strongly trending toward affluent retirees and professional sea-changers.
Rental Demand
6.0
Moderate for long-term rentals; high seasonal demand for holiday stays.
Growth Potential
7.5
Limited land supply and prestige status support long-term capital appreciation.
Affordability
5.0
One of the more expensive pockets in the Eurobodalla region.
Crime & Safety
9.0
Very low crime rates compared to regional and state averages.
Walkability
4.0
Great for beach walks, but poor for accessing any commercial services on foot.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$945,000
Estimated March 2026
12mo Growth
4.2%
Steady appreciation
Coastal Risk
Moderate-High
Erosion & Sea Level
Bushfire Prone
Yes
BAL ratings apply
Median Age
54
Older demographic
CBD Distance
8km
To Batemans Bay
✅ Key Advantages
- Pristine, north-facing beach which is generally calmer and safer for families.
- Quiet residential atmosphere with no through-traffic to other major suburbs.
- High concentration of modern, high-quality builds with ocean or bush views.
- Abundant natural beauty and immediate access to Cullendulla Creek Nature Reserve.
- Strong sense of community among permanent residents.
⚠️ Key Watch-Outs
- Extreme bushfire risk with only one main road (Blayney Lane) for evacuation.
- Lack of local infrastructure; no supermarket, pharmacy, or cafes within the suburb.
- High insurance costs for properties in bushfire-prone or beachfront zones.
- Limited public transport makes it difficult for non-drivers or teenagers.
- Potential for coastal inundation in low-lying areas near the creek and beachfront.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Enclave
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached houses, ranging from 1980s brick to luxury modern builds.
Dominant dwelling stock.
💰 Price Range
$820k – $2.8m
Typical entry to ceiling.
💡 Why It Matters
Long Beach represents the 'premium' end of the Batemans Bay market. It attracts buyers who want the coast without the commercial noise of the town centre, making it a resilient micro-market.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$945,000
$850k – $2.5m+
🏢 Unit Median
$620,000
$550k – $750k
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $620pw, Units $480pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The market has moved from rapid post-COVID growth into a sustainable 'prestige' phase where quality homes hold value well.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
42% below Sydney median
Price comparison
📋 Income Ratio
8.4x regional income
Median price ÷ median income
💳 Gross Yield
3.4% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While affordable compared to Sydney, it is one of the least affordable suburbs for local wage earners in the Eurobodalla Shire.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
22 days
Avg time on market
📈 Rent Growth p.a.
+5.5%
Annual rental increase
Demand Level
Moderate
👤 Tenant Profile
Professional couples, retirees in transition, and seasonal holiday makers.
💼 Investor Outlook
Long-term rental yields are modest. Most investors target capital growth or a hybrid model of short-term holiday letting during peak seasons.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+16.5%
3-Year Growth
+48.0%
5-Year Growth
📍 Growth Drivers
- Limited future land release in the immediate coastal strip.
- Completion of the Batemans Bay Bridge improving regional accessibility.
- Ongoing 'sea-change' trend from Canberra and Sydney buyers.
- Upgrades to the Eurobodalla Regional Hospital in nearby Moruya.
⛔ Headwinds
- Rising cost of bushfire-compliant construction (BAL-FZ or BAL-40).
- Increasing insurance premiums impacting holding costs.
- Interest rate sensitivity for the holiday home market segment.
🔮 5-Year Outlook
Expect steady growth outperforming the regional average, driven by the scarcity of north-facing coastal land and the suburb's reputation as a safe, quiet retreat.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
65% below Sydney crime averages
Relative comparison
Risk Categories
Theft: Low
Vandalism: Low
Assault: Very Low
📋 What to Check Locally
Safety is a major drawcard. Most incidents are opportunistic theft from unsecured vehicles or holiday homes.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are environmental. Buyers must distinguish between 'lifestyle' appeal and 'hazard' exposure.
🌊 Flood Risk
Low risk for most, but properties near Cullendulla Creek are subject to tidal inundation and catchment flooding.
🔥 Bushfire Risk
Extreme risk. The suburb is surrounded by heavy forest. BAL ratings will significantly impact renovation or building costs.
🏦 Insurance Impact
Expect high premiums. Some insurers may decline cover for properties in high-risk erosion zones or BAL-FZ zones.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R2 Low Density Residential
🔲 Overlays
Bushfire Prone Land, Coastal Erosion, Biodiversity Values Map
🏗️ Development Hotspots
Very limited; mostly infill or knockdown-rebuilds of older 1980s stock.
Strict environmental overlays mean that any significant renovation or new build will face rigorous and expensive planning requirements.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Poor. Car ownership is essential. Limited bus link to Batemans Bay.
🛍️ Amenity & Retail
Low. No shops or cafes. Residents travel to Batemans Bay (10 mins) for all needs.
🌲 Parks & Recreation
Excellent. Direct access to beach, nature trails, and Cullendulla Creek.
🏫 Schools
Low. No local schools; serviced by Batemans Bay Public and High Schools.
🏥 Healthcare
Moderate. 10 minutes to Batemans Bay District Hospital; 25 mins to new Regional Hospital site.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An established, affluent community with a high proportion of retirees and a growing segment of remote-working professionals.
💵 Median Income
$68,500 pa
🏠 Ownership
78% owner-occupied (including holiday homes), 22% rental
🎂 Age Profile
Median age 54
🎓 Education
High percentage of vocational and tertiary qualified residents.
📊 Age Distribution
The high owner-occupancy rate contributes to the suburb's stability and well-maintained appearance.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Infrastructure focus is on regional connectivity and healthcare rather than local commercial expansion.
📈 Positive Impacts
- New Eurobodalla Regional Hospital (Moruya) improving specialist care access.
- Batemans Bay Bridge completion reducing transit times to the south.
- Upgrades to the Princes Highway improving safety for Sydney commuters.
📉 Negative Impacts
- Increased traffic on Cullendulla Drive during peak holiday periods.
- Construction noise from ongoing knockdown-rebuild projects.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Malua Bay
Position
South
Price
Similar medians
Lifestyle
More commercial activity and surf-patrolled beaches.
Best for
Families wanting a surf club and local shops.
📍Batemans Bay
Position
South-West
Price
25% cheaper
Lifestyle
Urban hub, noisier, more diverse housing stock.
Best for
First home buyers and those needing walkability.
📍Surfside
Position
Immediate South
Price
15% cheaper
Lifestyle
Closer to town but higher flood/erosion risk.
Best for
Budget-conscious coastal buyers.
📍Nelligen
Position
West
Price
20% cheaper
Lifestyle
River-based lifestyle rather than beach.
Best for
Boating enthusiasts and acreage seekers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Bawley Point
NSW
7.5/10
Isolated coastal enclave with high bushfire risk and premium pricing.
Sandy Beach
NSW
7.0/10
Quiet residential beach pocket near a larger regional hub (Coffs Harbour).
Point Lonsdale
VIC
8.0/10
Quiet, high-end coastal feel away from the main tourist strip.
Casuarina
NSW
8.5/10
Modern coastal architecture and a focus on quiet beach access.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the peace and safety above all else, often describing it as a 'hidden gem' that avoids the tourist crowds of Batemans Bay.
★★★★★
Peace and Quiet
It is the quietest place on the coast. I love that there are no shops to bring in the crowds.
Tranquility
Safety
★★★★☆
Lifestyle
Great for working from home, but you definitely need two cars if you have a family.
Internet
Car dependence
★★★★★
Beach Access
The north-facing beach is perfect for the kids; the water is always calmer here.
Family friendly
★★★☆☆
Insurance Costs
The house is beautiful, but the bushfire insurance premium was a massive shock.
Insurance
Views
★★★★☆
Community
Everyone knows their neighbors here. It feels very safe to walk the dog at night.
Community
★★★☆☆
Amenities
It's a bit of a pain having to drive 10 minutes just for a liter of milk.
Convenience
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with a lower BAL rating to save on insurance and future renovation costs.
- Check the Eurobodalla Council coastal hazard maps for any planned retreat zones.
- Negotiate harder on properties that haven't been updated for bushfire compliance.
- Look for homes on the 'hill' side for ocean views, but be mindful of steeper driveways.
- Verify NBN connection types as speeds can vary significantly across the suburb.
❓ Questions to Ask the Agent
- What is the specific Bushfire Attack Level (BAL) rating for this property?
- Has the property ever been impacted by coastal inundation or creek flooding?
- Are there any easements related to the Cullendulla Creek Nature Reserve?
- What are the current insurance premiums for this specific address?
- Is the property connected to town sewer or an on-site septic system?
- What is the history of the property during the 2019-2020 bushfires?
- Are there any known structural issues related to the sandy soil or coastal salt spray?
- What are the planned council works for the Long Beach foreshore?
🏷️ Seller Strategy
- Highlight any bushfire mitigation work (e.g., gutter guards, sprinkler systems) in marketing.
- Focus on the 'peace and quiet' aspect to attract Canberra-based sea-changers.
- Ensure gardens are well-maintained but comply with 'Asset Protection Zone' requirements.
- Professional drone photography is essential to show the proximity to both beach and bush.
- Be transparent about insurance costs to avoid deals falling through during cooling-off.
📣 Positioning Tips
Position the property as a 'turn-key sanctuary' that offers a level of privacy and natural immersion that is unavailable in the more tourist-heavy southern suburbs.
💼 Investment Case
Long Beach is a capital growth play rather than a yield play.
⚠️ Investment Risks
High entry price, high insurance, and vulnerability to environmental events.
📈 Action Plan
- Target 3-4 bedroom homes with modern amenities.
- Consider a dual-strategy of long-term rental with a 'holiday' option for peak summer.
- Budget for higher-than-average maintenance due to salt spray and bushfire requirements.
- Focus on properties within 400m of the beach access points.
🔑 Renter Tips
- Be prepared for a car-dependent lifestyle.
- Check mobile reception during the inspection as some pockets have dead zones.
- Ask about garden maintenance responsibilities, especially for bushfire clearing.
🏘️ What Renters Love Here
Extremely quiet and safe environment.
⚠️ Renter Watch-Outs
No local shops and limited social infrastructure for young people.
🏢 Landlord Strategy
- Ensure the property meets all modern bushfire safety standards to attract quality tenants.
- Regularly clear gutters and maintain the Asset Protection Zone.
- Consider including garden maintenance in the rent to ensure the property remains fire-safe.
📋 Compliance & Management
Must adhere to NSW Rural Fire Service 'Standards for Asset Protection Zones'.
🤝 Agent Insights
- The market is currently dominated by 'lifestyle' buyers from Canberra and Sydney.
- Properties with ocean views are moving significantly faster than those without.
- Buyers are increasingly asking for BAL certificates upfront.
🎯 Marketing Angles
The 'North-Facing Advantage' (warmer in winter, calmer seas) and 'The 10-Minute Retreat' (close to town, but worlds away).
👤 Target Buyer Profile
Affluent retirees, remote-working professionals, and high-net-worth holiday home seekers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Order a formal BAL (Bushfire Attack Level) assessment.
✓
Review the Eurobodalla Shire Council Coastal Management Plan.
✓
Check the NSW Planning Portal for biodiversity overlays.
✓
Verify the property's inclusion in the 'Bushfire Prone Land' map.
✓
Inspect the condition of roofs and gutters for salt-air corrosion.
✓
Test mobile signal strength inside the house (all major carriers).
✓
Review the Section 10.7 Certificate for any development restrictions.
✓
Confirm the proximity to the nearest fire hydrant and emergency egress routes.
✓
Check for any history of landslip or erosion on the property file.
✓
Assess the age and condition of air conditioning units (essential for coastal summers).
✓
Verify NBN technology type (FTTP vs FTTN).
✓
Review recent sales of similar 'bush-interface' properties to gauge true market value.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of March 31, 2026. It is intended for informational purposes only and does not constitute financial, legal, or real estate advice. Buyers should conduct their own independent investigations and consult with qualified professionals before making any property purchase.
