Kendall Devine
98 Sawtell Road, Toormina, NSW 2452
Auction 4th July Onsite 10:30am
3 1 4
Open Saturday 6 June 10:00 am๐๏ธ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Toormina โ Gumbaynggirr Country
Toormina was developed primarily in the 1980s and 1990s as a residential expansion for the Coffs Harbour region. It was designed to provide affordable family housing and centralized retail services to support the growing coastal population. The suburb transitioned from agricultural land to a structured residential grid over three decades.
Today, it is a suburban stronghold characterized by established brick-and-tile homes, mature gardens, and a high concentration of schools and retail services.
Overall Score
7.2
A solid all-rounder that balances convenience with coastal lifestyle access.
Name Origin
Named after the 'Toormina' estate, which was likely inspired by the Sicilian hilltop town of Taormina.
Established
Gazetted 1983
Retail Hub
Home to Toormina Gardens, the primary sub-regional shopping centre.
Coastal Access
Located less than 3km from the surfing beaches of Sawtell.
Education Cluster
Contains both a major public high school and multiple primary schools.
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand from first-home buyers and investors priced out of Sawtell.
Amenity
8.5
Excellent access to major supermarkets, medical services, and local library.
Schools
7.8
High density of educational facilities within walking distance for most residents.
Transport
6.0
Reliable local bus network, though heavily car-dependent for regional travel.
Risk Profile
5.5
Significant flood overlays in specific low-lying streets near creek systems.
Liveability
7.5
High family appeal due to parks, sports fields, and proximity to the beach.
Demographics
6.2
Diverse mix of young families, retirees, and long-term local residents.
Rental Demand
8.4
Very tight vacancy rates driven by regional worker influx and affordability.
Growth Potential
6.9
Strong long-term prospects as Coffs Harbour infrastructure projects complete.
Affordability
7.2
Offers significantly better value than neighboring Sawtell or Boambee.
Crime & Safety
6.0
Generally safe, though some pockets experience higher rates of opportunistic crime.
Walkability
6.8
Central areas near the shopping centre are highly walkable; fringes less so.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$845,000
Steady 3.2% annual growth
Median Unit
$565,000
High demand for villas
Vacancy Rate
0.9%
Extremely tight rental market
Family Ratio
68%
Dominant household type
Green Space
12%
Parks and reserves
CBD Distance
8km
To Coffs Harbour CBD
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Key Advantages
- Walking distance to Toormina Gardens Shopping Centre for daily needs.
- Significantly lower entry price point compared to neighboring Sawtell.
- Strong educational infrastructure with multiple schools in the suburb.
- High rental yields attracting consistent investor interest.
- Proximity to Boambee Creek Reserve and Sawtell beaches.
โ ๏ธ Key Watch-Outs
- Flood risk zones are extensive near the creek lines; check 1:100 year maps.
- Some older housing stock requires significant asbestos remediation during renos.
- Pockets of social housing can lead to localized amenity concerns.
- Traffic congestion around school zones during peak drop-off/pick-up times.
- Limited nightlife or high-end dining within the suburb itself.
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Suburban Family
How this suburb feels day-to-day.
๐ Property Types
Mostly 1980s-90s brick houses and single-level villa units.
Dominant dwelling stock.
๐ฐ Price Range
$520k (Units) – $1.2m (Renovated Houses)
Typical entry to ceiling.
๐ก Why It Matters
Toormina serves as the engine room of the Sawtell-Toormina corridor. It provides the essential services and affordable housing that sustain the local workforce, making it a resilient market during economic shifts.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$845,000
$750k – $1.15m
๐ข Unit Median
$565,000
$480k – $680k
๐ Price Trend
+3.2% past 12 months
12-month movement
๐ Weekly Rents
Houses $620pw, Units $490pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
Prices have stabilized after the post-pandemic surge, showing resilience due to the lack of new land supply in the immediate area.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
45% below Sydney metro median
Price comparison
๐ Income Ratio
7.8x annual income
Median price รท median income
๐ณ Gross Yield
4.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Toormina remains one of the most accessible entry points for families in the Coffs Coast region, though prices have risen significantly since 2020.
๐ฅ Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
๐ Vacancy Rate
0.9%
Lower = tighter market
โฑ๏ธ Days to Lease
16 days
Avg time on market
๐ Rent Growth p.a.
+6.5% pa
Annual rental increase
Demand LevelVery High
๐ค Tenant Profile
Young families, essential workers, and retirees downsizing from larger regional blocks.
๐ผ Investor Outlook
Strong. Low vacancy and high demand for 3-bedroom houses ensure consistent cash flow. Capital growth is linked to the broader Coffs Harbour infrastructure boom.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.2%
1-Year Growth
+12.5% cumulative
3-Year Growth
+48% cumulative
5-Year Growth
๐ Growth Drivers
- Completion of the Coffs Harbour Bypass improving regional connectivity.
- Gentrification spill-over from the high-priced Sawtell market.
- Limited new residential land releases in the immediate vicinity.
- Ongoing upgrades to the Coffs Harbour Health Campus nearby.
โ Headwinds
- Rising insurance premiums in flood-mapped areas.
- General interest rate sensitivity of the middle-market buyer demographic.
- Limited local employment outside of retail and services.
๐ฎ 5-Year Outlook
Expect moderate, steady growth. Toormina will likely see increased 'renovator' activity as buyers update 1980s stock to capture the coastal-modern aesthetic popular in the region.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
6
Safety Score
Average
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
12% above regional average for minor property crime
Relative comparison
Risk Categories
Property Crime: Medium Personal Safety: Low Traffic/Hooning: Medium
๐ What to Check Locally
Check specific street lighting and proximity to pedestrian cut-throughs which can be hotspots for opportunistic theft.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
The primary physical risk is hydrological. Buyers must distinguish between 'Toormina Hill' and the lower basins.
๐ Flood Risk
High risk in streets adjacent to Boambee Creek tributaries. Council flood maps are essential.
๐ฅ Bushfire Risk
Moderate risk on the western fringe near Bongil Bongil National Park.
๐ฆ Insurance Impact
Premiums can be significantly higher for properties within the 1:100 year flood overlay.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
R2 Low Density Residential
๐ฒ Overlays
Flood Planning, Acid Sulfate Soils (Class 3), Bushfire Prone Land
๐๏ธ Development Hotspots
Infill subdivision of larger corner lots and dual-occupancy conversions.
Strict flood planning controls may limit your ability to extend the footprint of a home or build a granny flat.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Regular bus services to Coffs Harbour and Sawtell; easy access to the Pacific Highway.
๐๏ธ Amenity & Retail
Excellent. Toormina Gardens provides Coles, Woolworths, Kmart, and specialty stores.
๐ฒ Parks & Recreation
Good access to Velodrome park and local playgrounds.
๐ซ Schools
A major strength. Toormina High and Public schools are centrally located.
๐ฅ Healthcare
Close to Toormina Medical Centre and 10 mins from Coffs Harbour Hospital.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
A stable, working-class and middle-income community with a high proportion of established families.
๐ต Median Income
$68,500 pa
๐ Ownership
38% owner-occupied, 32% owned with mortgage, 28% renting
๐ Age Profile
Median age 44
๐ Education
High proportion of vocational (TAFE) and secondary education completions.
๐ Age Distribution
The high percentage of long-term residents suggests strong community ties and a stable local economy.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
Regional infrastructure is the primary driver rather than suburb-specific high-rise development.
๐ Positive Impacts
- Coffs Harbour Bypass reducing heavy vehicle traffic on local arterial roads.
- Toormina Gardens Shopping Centre refurbishments.
- Upgrades to local sporting fields and cycleways.
๐ Negative Impacts
- Construction noise from nearby highway works.
- Increased density through 'battle-axe' subdivisions reducing backyard sizes.
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Sawtell
Position East
Price 40% more expensive
Lifestyle Boutique village and beach focus
Best for High-budget lifestyle buyers
๐Boambee East
Position West
Price Similar
Lifestyle More modern builds, less walkable
Best for Families seeking newer homes
๐Bonville
Position South-West
Price 50% more expensive (Acreage)
Lifestyle Rural residential and golf course
Best for Tree-changers and retirees
๐Coffs Harbour
Position North
Price 10% more expensive
Lifestyle Urban commercial centre
Best for Professionals and city-dwellers
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Wauchope
NSW
6.8/10
Regional service hub with strong family demographics and affordable housing.
Ballina
NSW
7.5/10
Coastal proximity with a focus on practical retail and flat topography.
Tweed Heads South
NSW
7.1/10
Retail-centric suburb acting as a more affordable neighbor to a premium coastal strip.
Urangan
QLD
7.3/10
Mix of older houses and newer villas near a major regional shopping precinct.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents value the convenience and 'best of both worlds' location, though there is a desire for more youth activities and improved safety in certain pockets.
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Family Convenience
I can walk the kids to school and then do the groceries at the Gardens without ever moving the car. It's so practical.
Walkability Schools
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Affordability
We couldn't afford Sawtell, but living here we are only a 5-minute drive from the same beach for $300k less.
Value Location
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Safety concerns
The shopping centre is great, but I do worry about the hooning on Toormina Road late at night.
Amenity Noise
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Rental Yield
Never had a day of vacancy in 4 years. The demand from hospital staff and teachers is constant.
Demand Stability
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Nightlife
It's a bit quiet after 6pm. You really have to go into Sawtell or Coffs if you want a decent meal or a drink.
Quiet Entertainment
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Community Spirit
The library and the community centre are the heart of the suburb. It's a very supportive place to live.
Community Services
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Prioritize properties on the 'Toormina Hill' side to avoid flood risks and capture breezes.
- Look for 1980s brick homes with good bones that haven't been renovated yet for maximum value-add.
- Check the Section 10.7 certificate specifically for flood planning controls before making an offer.
- Verify if the property is within the 'Sawtell' or 'Toormina' school catchment as boundaries are strict.
- Inspect the roof and eaves for asbestos if the house was built prior to 1990.
โ Questions to Ask the Agent
- Is this property located within a 1-in-100-year flood zone?
- Has the property ever experienced internal flooding or yard inundation?
- What is the current school catchment for this specific street address?
- Are there any known asbestos materials in the dwelling?
- What are the recent comparable sales in this specific pocket of Toormina?
- Is there any planned social housing development in the immediate vicinity?
- How old is the hot water system and roof tiling?
- What is the current rental appraisal based on today's market?
๐ท๏ธ Seller Strategy
- Highlight proximity to Toormina Gardens in all marketing materials.
- Minor cosmetic updates like painting brick or updating kitchens yield high returns here.
- Ensure garden maintenance is impeccable to appeal to the family demographic.
- Provide a pre-sale building and pest report to speed up the negotiation process.
- Target first-home buyer price brackets to ensure a high volume of offers.
๐ฃ Positioning Tips
Position the property as a 'lifestyle-convenience' hybrid. Emphasize that the buyer is getting a Sawtell lifestyle at a Toormina price point.
๐ผ Investment Case
High-yield, low-vacancy play with long-term capital growth backed by regional infrastructure.
โ ๏ธ Investment Risks
Flood-prone streets can lead to uninsurable assets or high maintenance costs.
๐ Action Plan
- Target 3-bedroom, 1-bathroom villas or houses.
- Avoid properties with significant flood overlays.
- Focus on the 500m radius around Toormina Gardens.
- Consider a minor internal refresh to push rents to the top of the market.
๐ Renter Tips
- Have your application ready before the first inspection; properties move fast.
- Look for homes with air conditioning as the area can get humid.
- Check for off-street parking as some streets get crowded during school hours.
๐๏ธ What Renters Love Here
Unbeatable access to shopping and schools.
โ ๏ธ Renter Watch-Outs
Older rentals may have poor insulation; check for mold in wet areas.
๐ข Landlord Strategy
- Install water-saving devices to pass on water usage charges.
- Regularly clear gutters to mitigate heavy rain/drainage issues.
- Consider long-term leases (12+ months) as the tenant profile is stable.
๐ Compliance & Management
Ensure all smoke alarms are interconnected as per latest NSW legislation.
๐ค Agent Insights
- The 'Sawtell spill-over' is the primary buyer driver right now.
- Stock levels remain low, keeping prices firm despite broader economic headwinds.
- Buyers are increasingly wary of flood maps; transparency is key.
๐ฏ Marketing Angles
The 'Five Minute Suburb'—everything you need is within a five-minute drive or walk.
๐ค Target Buyer Profile
Young families moving from Sydney/Melbourne or local first-home buyers.
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Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
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Review Coffs Harbour Council Flood Maps.โ
Order a Section 10.7 (2) and (5) Planning Certificate.โ
Conduct a professional Building and Pest Inspection.โ
Check the NSW Bushfire Prone Land Map.โ
Verify the property's inclusion in the School Finder database.โ
Inspect the property during a school drop-off period to assess traffic.โ
Check for any registered easements on the title.โ
Review the Coffs Harbour Local Environmental Plan (LEP) for zoning.โ
Obtain an insurance quote to check for flood-related premiums.โ
Assess the condition of the driveway and local street drainage.โ
Check for any unapproved structures (pergolas, sheds).โ
Confirm the proximity to the nearest bus stop and frequency of service.๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
โ ๏ธ Important Disclaimer
This report is a simulated analysis for informational purposes only. It does not constitute financial or legal advice. All data should be independently verified with the relevant local council and professional advisors before making any property purchase.
