James Thompson
13 Weonga Place, San Remo, NSW 2262
Auction, Wallarah Bay Recreation Club
3 1 2
Auction Friday 21 August 1:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
San Remo — Darkinjung Country
Originally a quiet fishing and holiday destination on the shores of Budgewoi Lake, the area transitioned into a residential suburb during the post-war expansion of the Central Coast. It was formally named in the late 1960s as part of the Wyong Shire's urban development plan.
Today, San Remo is a predominantly residential area popular with young families and retirees, characterized by a mix of original 1970s cottages and modern renovations.
Overall Score
6.2
A balanced score reflecting high affordability offset by social and environmental risks.
Name Origin
Named after the Italian resort town of Sanremo on the Mediterranean coast.
Established
Gazetted 1967
Waterfront
Extensive frontage to Budgewoi Lake
Greenery
Home to the Edgewater Park and scenic walking tracks
Housing
High proportion of detached single-storey dwellings
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
5.8
Steady demand from first home buyers priced out of southern Central Coast markets.
Amenity
6.0
Good local parks and proximity to Lake Haven shopping, though local retail is limited.
Schools
5.5
Local primary and high schools are accessible but have average performance metrics.
Transport
4.8
Relies heavily on private vehicles; bus links to Wyong station are available but slow.
Risk Profile
4.2
Significant flood overlays near the lake and higher-than-average crime statistics.
Liveability
6.5
High for those who value outdoor lakeside activities and quiet residential streets.
Demographics
5.2
Lower median household income compared to state average with high family density.
Rental Demand
7.8
Strong demand for affordable family homes with yields exceeding 4.5%.
Growth Potential
6.4
Gentrification is occurring slowly as buyers renovate older stock.
Affordability
8.5
One of the most accessible entry points for houses in the Greater Sydney/Coast region.
Crime & Safety
4.6
Historical issues with property crime and anti-social behavior in specific pockets.
Walkability
5.2
Pockets near the lake are walkable, but most errands require a car.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$745,000
Est. March 2026
12mo Growth
3.2%
Stable market
Gross Yield
4.6%
Strong for houses
Family Ratio
72%
High family density
To Sydney CBD
95 mins
Via M1 or Rail
Crime vs State
High
Property crime focus
✅ Key Advantages
- Exceptional affordability compared to neighboring suburbs like Budgewoi or Doyalson.
- Direct access to Budgewoi Lake for boating, fishing, and recreation.
- Large block sizes (typically 550sqm+) offering granny flat potential (STCA).
- Proximity to major employment hubs in North Wyong and the Lake Haven retail precinct.
- Strong rental yields making it a viable 'rentvestor' target.
⚠️ Key Watch-Outs
- Extensive flood zones near the lakefront can impact insurance and future resale.
- Pockets of social housing and historical anti-social behavior issues.
- Limited local public transport options for commuters to Sydney or Newcastle.
- School performance ratings are generally lower than the NSW state average.
- High concentration of older, unrenovated stock requiring significant CAPEX.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Lakeside Residential
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached houses, with a small number of duplexes and townhouses.
Dominant dwelling stock.
💰 Price Range
$650k – $950k
Typical entry to ceiling.
💡 Why It Matters
San Remo serves as a critical entry point for young families and investors. Its proximity to the M1 and major shopping hubs makes it a functional, if unpolished, residential hub.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$745,000
$680k – $880k
🏢 Unit Median
$520,000
$450k – $580k
📈 Price Trend
+3.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $580pw, Units $440pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized following the post-pandemic surge, offering a more predictable entry point for buyers compared to the volatile 2021-2022 period.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
45% below Sydney metro median
Price comparison
📋 Income Ratio
7.8x annual household income
Median price ÷ median income
💳 Gross Yield
4.6% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
San Remo remains one of the few suburbs within 100km of Sydney where a detached house can be purchased for under $750,000.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
19 days
Avg time on market
📈 Rent Growth p.a.
+5.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Young families, essential workers, and local tradespeople.
💼 Investor Outlook
Strong cash-flow potential. Properties with granny flat potential are highly sought after to maximize yield in a high-interest-rate environment.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.2%
1-Year Growth
+7.2% cumulative
3-Year Growth
+27.4% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing migration of first home buyers from Sydney.
- Infrastructure upgrades to the Pacific Highway and M1 interchange.
- Expansion of the North Wyong industrial and business precinct.
- Increasing popularity of 'work from home' lifestyles allowing for regional living.
⛔ Headwinds
- Rising cost of living impacting the local lower-income demographic.
- Insurance premium hikes for flood-affected properties.
- Limited local high-income employment opportunities.
🔮 5-Year Outlook
Moderate growth expected as the Central Coast's northern corridor continues to develop. San Remo will benefit from the 'overflow' effect of more expensive neighboring suburbs.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
4.5
Safety Score
Below Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% higher property crime rate than state average
Relative comparison
Risk Categories
Break and Enter: Medium
Malicious Damage: High
Assault: Medium
📋 What to Check Locally
Review the NSW BOCSAR crime maps for specific street-level data; avoid properties directly adjacent to known problem housing clusters.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks and social infrastructure gaps are the primary concerns for long-term capital growth.
🌊 Flood Risk
High risk in low-lying areas near Budgewoi Lake. Central Coast Council flood mapping is essential for due diligence.
🔥 Bushfire Risk
Low to moderate risk on the western fringe near the Pacific Highway vegetation corridor.
🏦 Insurance Impact
Expect higher premiums for properties within the 1-in-100-year flood zone.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R2 Low Density Residential
🔲 Overlays
Flood Related Development Controls, Acid Sulfate Soils
🏗️ Development Hotspots
Infill development and granny flat additions are common along Liamena Avenue.
Zoning strictly protects the low-density character, meaning large-scale apartment developments are unlikely, preserving the family feel.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Daily commute to Sydney is 90+ mins. Local bus services connect to Wyong and Lake Haven.
🛍️ Amenity & Retail
Basic local shops; 5-minute drive to Lake Haven Centre for major retail and services.
🌲 Parks & Recreation
Excellent lakeside parks, including San Remo BMX track and various playgrounds.
🏫 Schools
San Remo Public School and Northlakes High School are the primary local options.
🏥 Healthcare
Wyong Public Hospital is approximately 10-12 minutes away by car.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A working-class community with a high proportion of families and a significant rental population.
💵 Median Income
$62,400 pa
🏠 Ownership
38% owner-occupied, 58% renting
🎂 Age Profile
Median age 34
🎓 Education
Higher than average percentage of vocational (TAFE) qualifications.
📊 Age Distribution
The young demographic profile ensures long-term demand for schools and childcare services.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Infrastructure focus is on road connectivity and regional hospital upgrades.
📈 Positive Impacts
- Pacific Highway widening projects improving local traffic flow.
- Wyong Hospital redevelopment enhancing local healthcare access.
- Upgrades to local sporting facilities and lakeside amenities.
📉 Negative Impacts
- Construction noise from highway upgrades.
- Increased traffic congestion during peak holiday periods.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Budgewoi
Position
East
Price
15% more expensive
Lifestyle
More 'coastal' feel with better beach access.
Best for
Lifestyle buyers and retirees.
📍Blue Haven
Position
West
Price
Similar
Lifestyle
Newer housing stock but further from the lake.
Best for
First home buyers seeking modern builds.
📍Charmhaven
Position
South
Price
10% more expensive
Lifestyle
More commercial/industrial proximity.
Best for
Tradespeople and business owners.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Gorokan
NSW
6.5/10
Lakeside location with similar socio-economic profile and housing age.
Berkeley Vale
NSW
7.0/10
Family-oriented lakeside suburb but slightly more established.
Windale
NSW
5.5/10
High affordability and similar historical social challenges.
Lake Munmorah
NSW
6.8/10
Northern Central Coast lakeside suburb with similar commute times.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents appreciate the affordability and lakeside lifestyle but express concerns regarding local crime and the lack of high-end retail.
★★★★☆
Family Life
Great for the kids to run around the lake, and we actually know our neighbors here.
Community
Safety
★★★★★
Rental Yield
The rental returns are fantastic and I've never had a vacancy for more than a week.
Yield
Demand
★★★☆☆
Transport
The drive to the M1 is easy, but the train commute to Sydney is a killer.
Access
Commute
★★★★☆
Lakeside Living
Walking along the lake in the morning is beautiful and very peaceful.
Scenery
Peace
★★★☆☆
Affordability
It was the only place we could afford a house with a yard, but some streets feel a bit rough.
Price
Streetscape
★★★☆☆
Local Economy
We need more investment in the local shops to keep people spending here.
Retail
Growth
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the 'high side' of the street to minimize flood risk.
- Look for homes with side access for boats or caravans, a major selling point here.
- Check the distance to the nearest social housing clusters to ensure long-term capital stability.
- Negotiate hard on properties that haven't updated their electrical or plumbing systems.
- Verify if the property is within the 1-in-100-year flood zone before making an offer.
❓ Questions to Ask the Agent
- Is this property identified as flood-prone in the Section 10.7 certificate?
- What is the proportion of owner-occupiers in this specific street?
- Has the property ever experienced water ingress during heavy rain events?
- Are there any known easements that would prevent a granny flat construction?
- What is the current rental appraisal based on recent comparable leases?
- How long has the property been on the market and what is the vendor's motivation?
- Are there any planned council works for the nearby park or lakefront?
🏷️ Seller Strategy
- Focus on street appeal; a tidy front garden goes a long way in this suburb.
- Highlight energy-efficient features to appeal to budget-conscious buyers.
- Ensure all building works, including sheds and decks, have council approval.
- Clean and stage the home to differentiate it from the many unrenovated rentals.
- Be realistic with pricing; buyers in this bracket are very sensitive to interest rate changes.
📣 Positioning Tips
Position the property as a 'turn-key family starter' or a 'high-yield investment with granny flat potential'. Emphasize the lakeside lifestyle and proximity to Lake Haven retail.
💼 Investment Case
Strong cash-flow play with long-term gentrification potential.
⚠️ Investment Risks
Higher management intensity due to socio-economic factors and potential for flood-related maintenance.
📈 Action Plan
- Target level blocks over 600sqm for maximum development potential.
- Install high-quality security features to attract premium tenants.
- Budget for higher-than-average insurance premiums.
- Use a local property manager with experience in the 2262 postcode.
🔑 Renter Tips
- Check the property for signs of dampness, especially near the lake.
- Ask about the NBN connection type as speeds vary across the suburb.
- Drive past the property at night to gauge street noise and safety.
🏘️ What Renters Love Here
Affordable rents for large homes with yards.
⚠️ Renter Watch-Outs
Limited public transport makes a car essential for most residents.
🏢 Landlord Strategy
- Regularly inspect the property to ensure gardens are maintained.
- Consider long-term leases to attract stable families.
- Ensure smoke alarms and safety switches are fully compliant.
📋 Compliance & Management
Standard NSW residential tenancy laws apply; ensure strict adherence to flood disclosure if applicable.
🤝 Agent Insights
- The market is currently driven by buyers moving north for value.
- Lakeside properties command a 20% premium over inland streets.
- Stock levels are currently moderate, keeping prices stable.
🎯 Marketing Angles
Affordable Lakeside Living, The Ultimate First Home, Investor Goldmine.
👤 Target Buyer Profile
Young families from Sydney's West/North-West and local investors.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Obtain a full Section 10.7 Planning Certificate from Central Coast Council.
✓
Review the Central Coast Council Flood Liable Land Map.
✓
Conduct a professional building and pest inspection focusing on rising damp.
✓
Check the NSW BOCSAR crime maps for the immediate vicinity.
✓
Verify the school catchment zones via the NSW Department of Education website.
✓
Assess the property for Acid Sulfate Soil risk (common near the lake).
✓
Check for any outstanding council orders on the property.
✓
Confirm NBN availability and technology type (FTTP/FTTN).
✓
Review the title search for any restrictive covenants or easements.
✓
Evaluate the cost of landlord or building insurance for the specific address.
✓
Inspect the property during or after a heavy rain event if possible.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 centralcoast.nsw.gov.au
🔗 planningportal.nsw.gov.au
🔗 bocsar.nsw.gov.au
🔗 abs.gov.au
🔗 myschool.edu.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-13 and is intended for informational purposes only. It does not constitute financial or legal advice. Buyers should conduct their own independent research and seek professional advice before making any property purchase.
