Filipp Lauretti
10 Yarrawa Street, Tullimbar, NSW 2527
$1,000,000 - $1,100,000
4 2 2
Open Saturday 14 November 12:30 pm🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Tullimbar — Dharawal Country
Originally fertile dairy farming land at the foot of the Macquarie Pass, Tullimbar was part of the early colonial land grants in the Illawarra. It remained rural for over a century before being identified as a key residential growth corridor for the Shellharbour region.
A boutique residential enclave designed with 'New Urbanism' principles, featuring traditional architecture, wide verandas, and a strong emphasis on community walkability and aesthetics.
Overall Score
7.8
A high-quality family suburb with strong aesthetic appeal and community focus.
Aboriginal Name
Tullimbar— "Derived from the name of a local Aboriginal leader or 'place of many waterholes'"
Name Origin
Named after the original 19th-century pastoral estate 'Tullimbar' owned by the Menzies family
Established
Gazetted 2003
Design Code
Strict architectural guidelines maintain a cohesive village aesthetic.
Geography
Sits at the base of the Macquarie Pass, providing cooler micro-climates.
Education
Home to a state-of-the-art primary school opened to support the growing population.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.2
Steady demand for new-build stock and premium resale homes despite broader market shifts.
Amenity
6.5
Good local parks, but major retail requires a drive to Albion Park or Shellharbour City Centre.
Schools
8.5
Tullimbar Public School is highly regarded and centrally located for residents.
Transport
4.5
Highly car-dependent; limited bus services and no direct rail access.
Risk Profile
6.0
Primary risks involve bushfire management and construction-related impacts in newer stages.
Liveability
8.2
Excellent for families seeking a safe, quiet, and visually appealing environment.
Demographics
8.0
Dominated by young professional families and high-income households.
Rental Demand
7.5
Strong demand from families priced out of buying but wanting the local school catchment.
Growth Potential
7.8
Continued development of the village centre and nearby infrastructure supports long-term value.
Affordability
5.5
Priced at a premium compared to older parts of Albion Park and Dapto.
Crime & Safety
9.2
One of the safest suburbs in the Illawarra with very low incident rates.
Walkability
5.8
Excellent internal village paths, but poor connectivity to external commercial hubs.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Family Ratio
82%
Households with children
Ownership
78%
Owner-occupied or purchasing
Green Space
High
Abundant parks and trails
Commute
25 min
Average drive to Wollongong CBD
Development
Active
Ongoing new stage releases
Safety
Elite
Top 10% for safety in region
✅ Key Advantages
- High-quality master-planned aesthetic with strict design controls.
- Strong sense of community and safety for young children.
- Proximity to the new Tullimbar Public School.
- Spectacular views of the Illawarra Escarpment.
- Modern infrastructure including NBN and underground services.
⚠️ Key Watch-Outs
- Bushfire Attack Level (BAL) ratings can significantly increase building costs.
- Ongoing construction noise and dust in newer development stages.
- Limited public transport options necessitate multiple cars per household.
- Some lots have significant slopes requiring expensive retaining walls.
- Community title fees apply to certain precincts within the suburb.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Master-planned Village
How this suburb feels day-to-day.
🏠 Property Types
Detached houses and modern townhouses
Dominant dwelling stock.
💰 Price Range
$850k – $1.45m
Typical entry to ceiling.
💡 Why It Matters
Tullimbar represents the 'aspirational' end of the West Dapto/Albion Park growth corridor. It attracts buyers who value architectural consistency and a family-centric environment over the larger, older blocks found in neighbouring suburbs.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,085,000
$920k – $1.5m
🏢 Unit Median
$795,000
$720k – $880k
📈 Price Trend
+4.5% past 12 months
12-month movement
🔑 Weekly Rents
Houses $750pw, Units $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized after the rapid post-2020 surge, now reflecting the suburb's status as a premium family destination. Resale value remains high due to the scarcity of 'village-style' developments in the region.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
15% below Sydney outer-ring median
Price comparison
📋 Income Ratio
7.8x annual household income
Median price ÷ median income
💳 Gross Yield
3.6% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than Sydney, it is one of the most expensive growth areas in the Illawarra. Buyers are paying for the 'lifestyle' and 'aesthetic' premium.
🔥 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.
+6.2% pa
Annual rental increase
Demand Level
High
👤 Tenant Profile
Young professional families and Department of Defence personnel.
💼 Investor Outlook
Strong capital growth prospects and low vacancy rates. However, high entry prices mean gross yields are modest compared to older regional areas.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.5%
1-Year Growth
+18.2% cumulative
3-Year Growth
+50.7% cumulative
5-Year Growth
📍 Growth Drivers
- Completion of the Albion Park Rail Bypass (M1) improving Sydney access.
- Development of the Tullimbar Village commercial precinct.
- Continued demand for high-quality family housing in the Illawarra.
- Limited supply of new land in premium escarpment-facing locations.
⛔ Headwinds
- Rising interest rates impacting the borrowing capacity of young families.
- Competition from newer stages in Calderwood.
- Infrastructure lag (retail and services) compared to population growth.
🔮 5-Year Outlook
Expect steady growth as the suburb matures and the commercial core is completed. It will likely remain the preferred choice for families in the Shellharbour hinterland.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9.2
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
65% below NSW state average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Violent Crime: Very Low
Traffic Incidents: Medium
📋 What to Check Locally
Standard home security is sufficient. The primary local concern is occasionally speeding on main connector roads.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks are the primary concern, specifically bushfire proximity and the geotechnical stability of sloping blocks.
🌊 Flood Risk
Low risk; the suburb is elevated, though some localized drainage issues can occur during extreme rain on steep lots.
🔥 Bushfire Risk
High risk for properties on the western fringe bordering the escarpment; BAL ratings apply.
🏦 Insurance Impact
Generally standard, but premiums may be higher for homes in high BAL-rated zones.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R2 Low Density Residential
🔲 Overlays
Bushfire Prone Land, Heritage (vicinity), Geotechnical Risk
🏗️ Development Hotspots
Western stages currently under construction near the escarpment edge.
Strict Shellharbour Council DCP (Development Control Plan) rules apply to ensure the 'village' character is not diluted by inappropriate builds.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Poor; car is essential for almost all trips.
🛍️ Amenity & Retail
Developing; local cafes and small shops are emerging, but major hubs are 10-15 mins away.
🌲 Parks & Recreation
Excellent; multiple modern playgrounds and integrated walking trails.
🏫 Schools
Outstanding; Tullimbar Public School is a major drawcard for the suburb.
🏥 Healthcare
Good; close to Shellharbour Hospital and various clinics in Albion Park.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A young, affluent demographic of professionals and tradespeople with a very high percentage of families.
💵 Median Income
$115,000 pa (household)
🏠 Ownership
78% Owner-Occupied/Purchasing
🎂 Age Profile
Median age 32
🎓 Education
High percentage of vocational and tertiary qualifications.
📊 Age Distribution
The high owner-occupier rate and young age profile suggest a stable, long-term community with high pride in property maintenance.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Ongoing residential expansion and the slow rollout of the 'Village Centre' retail precinct.
📈 Positive Impacts
- Increased local convenience once retail shops open.
- New parklands and sporting fields in planning.
- Improved road connections to the M1.
📉 Negative Impacts
- Permanent loss of rural vistas in some directions.
- Increased traffic on Illawarra Highway during peak times.
- Ongoing construction noise for the next 3-5 years.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Albion Park
Position
East
Price
Cheaper
Lifestyle
Older homes, larger blocks, more established retail.
Best for
Budget-conscious buyers or those wanting big backyards.
📍Calderwood
Position
North-West
Price
Comparable
Lifestyle
Larger scale master-planned community, less 'village' feel.
Best for
Buyers wanting more choice in new land and builders.
📍Shell Cove
Position
South-East
Price
Significantly More Expensive
Lifestyle
Coastal/Marina lifestyle vs Tullimbar's mountain/rural feel.
Best for
High-end lifestyle buyers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Oran Park
NSW
7.5/10
Both are major master-planned communities with a focus on new-urbanist design and family amenities.
Spring Farm
NSW
7.2/10
Offers a similar semi-rural fringe lifestyle with modern housing stock.
Bunya
QLD
7.8/10
Escarpment/mountain backdrop with premium family housing.
Lightsview
SA
8.0/10
Strong adherence to architectural design codes and urban walkability.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are overwhelmingly positive about the safety and 'village' atmosphere, though some express frustration at the slow pace of retail development.
★★★★★
Family Life
It's the best place to raise kids. They can ride their bikes safely and the school is fantastic.
Safety
Community
★★★★☆
Building Process
The design rules are strict which was a pain when building, but now I see why—the streetscape looks great.
Aesthetics
Red Tape
★★★☆☆
Transport
Beautiful spot, but you absolutely need two cars. The bus service is almost non-existent for work hours.
Views
Transport
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Check the BAL (Bushfire Attack Level) rating before signing—it can add $30k+ to build costs.
- Prioritize lots within walking distance of the primary school for best resale value.
- Review the specific precinct design guidelines to ensure your preferred house style is allowed.
- Investigate potential community title fees which apply to some shared driveways and parks.
- Look for established resales to avoid the 'mud and dust' phase of new construction stages.
❓ Questions to Ask the Agent
- What is the specific BAL rating for this lot/house?
- Are there any community title fees or encumbrances on this property?
- When is the next stage of the Village Centre retail precinct expected to open?
- Has this property had any geotechnical issues or required specific piering?
- What are the specific design covenants I need to be aware of for future renovations?
- Is the property within the primary school's core catchment zone?
- Are there any planned developments for the vacant land nearby?
🏷️ Seller Strategy
- Highlight the 'village' lifestyle and architectural consistency in marketing materials.
- Ensure landscaping is immaculate; street appeal is a major driver of value in Tullimbar.
- Target young families from Sydney's Sutherland Shire looking for better value.
- Provide a clear report on any remaining builder warranties for newer homes.
- Showcase the proximity to the escarpment and local walking trails.
📣 Positioning Tips
Position the property as a 'turn-key' lifestyle upgrade. Emphasize the community safety and the premium nature of the suburb compared to standard subdivisions.
💼 Investment Case
Best suited for long-term capital growth rather than immediate high cash flow.
⚠️ Investment Risks
High entry price and modest yields; potential for temporary oversupply if too many stages release at once.
📈 Action Plan
- Focus on 4-bedroom family homes which are in highest demand.
- Target properties within the Tullimbar Public School catchment.
- Ensure the property has a low-maintenance but high-quality outdoor area.
- Monitor the progress of the Village Centre retail development.
🔑 Renter Tips
- Apply early as family homes in the school catchment lease very quickly.
- Be prepared for strict inspections regarding garden maintenance.
- Check NBN availability for specific addresses if working from home.
🏘️ What Renters Love Here
Very safe, modern homes with high-end appliances, great parks.
⚠️ Renter Watch-Outs
Lack of shops within walking distance; car dependence.
🏢 Landlord Strategy
- Allow pets to significantly increase your pool of high-quality applicants.
- Include garden maintenance in the rent to protect your investment's street appeal.
- Install high-quality cooling as the suburb can get quite warm in summer.
📋 Compliance & Management
Ensure all smoke alarm and water efficiency certifications are current for NSW legislation.
🤝 Agent Insights
- The 'Tullimbar Village' brand is stronger than the 'Albion Park' brand.
- Buyers are often willing to pay a premium for 'character' features like weatherboard cladding and verandas.
- Stock levels are often tight as families tend to stay long-term.
🎯 Marketing Angles
The 'Modern Village' lifestyle; Escarpment views; The 'Best School in the Region' angle.
👤 Target Buyer Profile
Upgrading young families (28-45) and professional couples.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify BAL rating and associated construction requirements.
✓
Check Shellharbour Council's LEP for any future road widenings nearby.
✓
Inspect the property for any signs of soil movement or drainage issues.
✓
Confirm the school catchment status via the NSW Dept of Education portal.
✓
Review the Section 10.7 certificate for any planning overlays.
✓
Evaluate the impact of the Illawarra Highway traffic noise if the property is on the eastern edge.
✓
Check for any registered easements on the title.
✓
Assess the quality of the NBN connection (FTTP is common here).
✓
Verify the presence of any community title bylaws.
✓
Confirm that all external structures (sheds, decks) have council approval.
📚 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 2026-03-06 and is intended for informational purposes only. It does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with professionals before making any property purchase.
