Peggy McAlister
1/114 Hume Road, Sunshine Bay, NSW 2536
$880,000 - $920,000
4 2 2
Open Saturday 26 September 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Sunshine Bay — Yuin Country
Originally part of the broader Batehaven area, Sunshine Bay was formally recognized as a separate suburb in the late 1980s to accommodate residential expansion. It transitioned from a holiday-shack destination to a permanent residential community as infrastructure improved in the Batemans Bay region. The area saw significant modern development through the 1990s and early 2000s.
A quiet, predominantly residential suburb characterized by elevated homes with ocean views and a high proportion of family households. It maintains a slower pace than neighboring Batemans Bay while offering better immediate beach access.
Overall Score
7.2
A high-quality lifestyle suburb that balances natural beauty with essential family infrastructure.
Name Origin
Descriptive name chosen to highlight the sunny coastal aspect of the bay during early land subdivisions.
Established
Gazetted 1987
Beach Access
Direct access to Sunshine Cove
Education Hub
Home to a major regional primary school
Nature
Key vantage point for whale migration
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand for family-sized homes, though high interest rates have moderated the rapid post-2020 growth.
Amenity
6.8
Excellent access to beaches and local parks, but relies on Batehaven or Batemans Bay for major retail.
Schools
8.5
Sunshine Bay Public School is a significant drawcard for families in the Eurobodalla region.
Transport
4.2
Highly car-dependent with limited public bus frequency to the Batemans Bay CBD.
Risk Profile
4.5
High bushfire and coastal erosion risks in specific pockets require careful due diligence.
Liveability
8.2
Exceptional for those seeking a coastal lifestyle with a strong sense of community and safety.
Demographics
7.5
A healthy mix of young families and retirees, creating a stable social fabric.
Rental Demand
7.8
Strong demand for 3-4 bedroom houses from families moving to the coast for lifestyle reasons.
Growth Potential
6.9
Limited new land supply supports long-term value, though constrained by regional economic factors.
Affordability
5.8
Priced at a premium compared to inland Eurobodalla suburbs, reflecting its coastal proximity.
Crime & Safety
8.7
Very low crime rates compared to state averages, typical of a quiet cul-de-sac suburb.
Walkability
5.2
Hilly terrain and lack of footpaths in some sections make it less walkable for errands.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$925,000
Estimated March 2026
1yr Growth
4.2%
Stable upward trend
Family Ratio
72%
High family occupancy
Proximity
400m
Avg distance to coast
Safety
High
Low incident rate
Days on Market
42 Days
Balanced market
✅ Key Advantages
- Walking distance to Sunshine Cove and Caseys Beach
- Highly regarded local primary school within the suburb
- Quiet residential streets with minimal through-traffic
- Elevated blocks often provide permanent ocean or bush views
- Strong community feel with high owner-occupancy rates
⚠️ Key Watch-Outs
- High bushfire attack level (BAL) ratings for properties near the reserve
- Steep topography can lead to drainage issues on some blocks
- Limited local shops; most errands require a drive to Batehaven
- Insurance premiums are rising due to coastal and fire risks
- Limited public transport options for non-drivers
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Family
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached houses, with some modern duplexes and townhouses.
Dominant dwelling stock.
💰 Price Range
$780k – $1.6m
Typical entry to ceiling.
💡 Why It Matters
Sunshine Bay represents the 'sweet spot' for families in the Batemans Bay area, offering better safety and school access than the CBD, while remaining more affordable than the ultra-premium Rosedale or Guerilla Bay.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$925,000
$820k – $1.55m
🏢 Unit Median
$595,000
$520k – $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 recovered from the 2023 correction, driven by a lack of stock and continued 'sea-change' migration from Canberra and Sydney.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
45% below Sydney median
Price comparison
📋 Income Ratio
8.4x annual income
Median price ÷ median income
💳 Gross Yield
3.5% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While affordable compared to major cities, it is one of the more expensive suburbs in the Eurobodalla Shire, requiring a dual-income household for comfortable servicing.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
21 days
Avg time on market
📈 Rent Growth p.a.
+5.5% pa
Annual rental increase
Demand Level
High
👤 Tenant Profile
Professional families and school staff seeking proximity to Sunshine Bay Public School.
💼 Investor Outlook
Steady capital growth and low vacancy rates make it a safe 'land bank' play, though yields are modest compared to regional inland hubs.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+12.5% cumulative
3-Year Growth
+30.2% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing upgrades to the Princes Highway improving Sydney/Canberra access
- Limited zoned residential land remaining in the suburb
- Continued popularity of the Batemans Bay region for remote workers
- Reputational strength of the local primary school
⛔ Headwinds
- Rising cost of home insurance in bushfire zones
- Regional economic reliance on tourism and construction
- Higher interest rate environment impacting borrowing capacity
🔮 5-Year Outlook
Expect moderate, steady growth outperforming the NSW regional average, underpinned by the suburb's unique position as the primary school hub of the bay.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.7
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
60% below Sydney crime rates
Relative comparison
Risk Categories
Property Crime: Low
Violent Crime: Very Low
Traffic/Hooning: Medium
📋 What to Check Locally
Check the proximity of properties to public reserves where occasional anti-social behavior can occur at night.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks are the primary concern, specifically bushfire and localized coastal inundation.
🌊 Flood Risk
Low risk for most residential lots, but properties near the creek lines should check the Eurobodalla Flood Studies.
🔥 Bushfire Risk
High risk. Much of the suburb is mapped as Bushfire Prone Land (Category 1).
🏦 Insurance Impact
Expect higher-than-average premiums; some insurers may have strict requirements for BAL-rated construction.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R2 Low Density Residential
🔲 Overlays
Bushfire Prone Land, Coastal Risk Planning
🏗️ Development Hotspots
Infill development of older large lots into duplexes.
Strict building codes apply to new builds or renovations due to environmental overlays, which can increase construction costs by 15-25%.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Car-dependent; limited bus services connect to Batemans Bay CBD.
🛍️ Amenity & Retail
Excellent natural amenity with beaches and reserves; 5-minute drive to Batehaven shops.
🌲 Parks & Recreation
High access to coastal reserves and the Eurobodalla Botanic Gardens (nearby).
🏫 Schools
Top-tier regional primary school located centrally within the suburb.
🏥 Healthcare
10-minute drive to Batemans Bay District Hospital and various GP clinics.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable community of established families and active retirees with higher-than-average regional incomes.
💵 Median Income
$78,500 pa
🏠 Ownership
74% owner-occupied, 26% renting
🎂 Age Profile
Median age 46
🎓 Education
High percentage of vocational and teaching qualifications.
📊 Age Distribution
The high owner-occupancy rate ensures well-maintained properties and a quiet, neighborly atmosphere.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Infrastructure focus is on regional connectivity and health services rather than local high-density projects.
📈 Positive Impacts
- Batemans Bay Bridge replacement (completed) has improved regional flow
- Planned Eurobodalla Regional Hospital will improve local healthcare access
- Ongoing Princes Highway bypass works reducing transit times
📉 Negative Impacts
- Construction noise from highway upgrades in the broader region
- Increased traffic on Beach Road during peak holiday seasons
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Batehaven
Position
North
Price
10% cheaper
Lifestyle
More commercial, busier, older housing stock.
Best for
First home buyers and retirees wanting to walk to shops.
📍Denhams Beach
Position
South
Price
15% more expensive
Lifestyle
More prestigious, closer to surfing beaches.
Best for
Luxury buyers and holiday home investors.
📍Malua Bay
Position
Further South
Price
Similar
Lifestyle
More isolated, better surf club facilities.
Best for
Surfers and those seeking a more 'remote' coastal feel.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Sapphire Beach
NSW
7.5/10
Coastal family suburb near a regional hub (Coffs Harbour) with a strong primary school focus.
Tura Beach
NSW
7.1/10
Elevated coastal lots, high retiree/family mix, and similar bushfire risk profiles.
Ocean Grove
VIC
7.8/10
Strong family appeal and school-centric community, though at a higher price point.
Old Bar
NSW
6.9/10
Regional coastal growth suburb with a focus on lifestyle and family living.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the safety and the ability for children to walk to the local school, though there is shared concern regarding insurance costs and fire safety.
★★★★★
Family Lifestyle
The best place to raise kids in the Bay. They walk to school and we spend every afternoon at the beach.
Safety
Schools
★★★★☆
Peace and Quiet
Quiet streets and lovely neighbors. The hills are getting a bit tough for walking, but the views are worth it.
Views
Topography
★★★☆☆
Insurance Costs
Love the house, but was shocked at the bushfire insurance premium. Make sure you get a quote before you sign.
Insurance
Location
★★★★★
Community
The school is the heart of the suburb. It creates a really tight-knit community that you don't find elsewhere.
Community
★★★★☆
Rental Demand
Never had a vacancy longer than a week. Families are desperate to get into the school catchment.
Demand
★★★★☆
Maintenance
The salt air is tough on the exterior, but being able to walk to Sunshine Cove is a dream.
Maintenance
Beach Access
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with a lower Bushfire Attack Level (BAL) rating to save on insurance and future build costs.
- Check for ocean view corridors that are protected by topography or zoning to ensure they aren't built out.
- Inspect retaining walls carefully; the suburb's hilly nature means many properties rely on them.
- Verify the exact school catchment boundaries if the primary school is your main driver.
- Look for homes with north-facing living areas to maximize winter sun in this coastal climate.
❓ Questions to Ask the Agent
- What is the Bushfire Attack Level (BAL) rating for this specific property?
- Has the property ever experienced drainage issues during East Coast Low weather events?
- Are there any planned developments for the bushland reserves bordering the suburb?
- What are the current insurance premiums the owner is paying?
- Is the ocean view protected, or could a neighbor's second-story extension block it?
- How long has the property been on the market, and have there been any previous offers?
- Are there any easements on the block that restrict building a pool or deck?
🏷️ Seller Strategy
- Highlight the walking distance to the primary school in all marketing materials.
- Ensure the garden is 'fire-ready' and cleared of excess debris before inspections.
- Professional drone photography is essential to showcase proximity to the beach and any ocean views.
- Address any dampness or salt-spray wear-and-tear before listing to avoid 'coastal maintenance' concerns.
- Target Canberra-based buyers who represent a large portion of the lifestyle-change market.
📣 Positioning Tips
Position the property as a 'turn-key family sanctuary' that balances school convenience with a premium coastal lifestyle.
💼 Investment Case
Long-term capital growth play focused on the family rental market.
⚠️ Investment Risks
High insurance costs and lower yields compared to regional inland cities like Wagga Wagga.
📈 Action Plan
- Target 3-4 bedroom detached houses.
- Ensure the property has a secure backyard for pets (high demand from tenants).
- Budget for higher-than-average external maintenance due to salt air.
- Check the Section 10.7 certificate for all environmental overlays.
🔑 Renter Tips
- Apply early; family homes near the school lease very quickly.
- Be prepared to provide pet references as many local rentals are pet-friendly.
- Check the mobile reception during the inspection as some dips in the hills have dead zones.
🏘️ What Renters Love Here
Safe, quiet, and great for kids.
⚠️ Renter Watch-Outs
You will need a car for almost everything other than the school run.
🏢 Landlord Strategy
- Install air conditioning to remain competitive with newer builds.
- Maintain the gardens to a high standard to attract premium tenants.
- Review insurance policies annually to ensure adequate bushfire coverage.
📋 Compliance & Management
Ensure all smoke alarms and window locks meet NSW rental standards, especially in older 1990s homes.
🤝 Agent Insights
- The market is currently driven by local upsizers and Canberra sea-changers.
- Stock levels remain 20% below the 10-year average for this time of year.
- Buyers are increasingly asking for BAL ratings and flood certificates upfront.
🎯 Marketing Angles
The 'School and Surf' lifestyle – where you can drop the kids at the gate and be on the sand in 2 minutes.
👤 Target Buyer Profile
Young professional families and active retirees from the ACT.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Obtain a Section 10.7 Planning Certificate from Eurobodalla Shire Council.
✓
Order a professional bushfire risk assessment if the property borders a reserve.
✓
Conduct a building and pest inspection with a focus on salt-air corrosion and termites.
✓
Check the Eurobodalla Shire Council flood mapping for localized runoff risks.
✓
Verify the property is within the Sunshine Bay Public School catchment area.
✓
Review the title for any restrictive covenants or easements.
✓
Get a formal insurance quote to understand the impact of fire/coastal risks.
✓
Inspect the condition of retaining walls and site drainage.
✓
Check NBN availability and mobile signal strength inside the house.
✓
Assess the age and condition of the roof, especially if it is original 1990s tile.
✓
Confirm the legality of any secondary dwellings or converted garages.
✓
Review the local 'Community Strategic Plan' on the council website for future works.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is for informational purposes only and does not constitute financial or legal advice. Data is based on 2026 projections and historical trends. Buyers should conduct their own independent due diligence and consult with qualified professionals before making any property purchase.
