Clarence Valley · 2456

Sandy Beach, NSW

population +6.5% (5y), incomes +13.0% (5y).

NextSuburb scoreTier D
30Below trend
Median house
$897k
5y growth
5.0%/yr
Gross yield
2.4%
Vacancy
2.6%
Thin market · ~3k residentsMedium confidence
Last updated May 2026Next refresh 3 June 2026Informational only — not financial advice

Eight-signal breakdown

Each signal scored 0–100 against the national distribution. Bars reflect how this suburb sits across the index.

  • Capital growth (5y)5.0%/yr
    50/100
  • Population growth+6.5% (5y)
    65/100
  • Supply tightening+6.0% YoY
    20/100
  • Rental yield2.4%
    49/100
  • Rental demand2.6% vacancy
    35/100
  • Income growth+13.0% (5y)
    52/100
  • Construction pipelineno nearby pipeline
    0/100
  • Affordability40% under cap
    40/100

Why this score

Sandy Beach scores 30/100 (Below trend). The two strongest signals: 6.5% population growth over five years and 13.0% income growth. The standout watch-out: population of 2,913 makes the market illiquid.

Drivers
  • Population growth+6.5% (5y)
Risks
  • Only 2,913 residents — illiquid, slow to sell
  • Listings up 6.0% YoY — supply easing

Nearest infrastructure

Parramatta Light Rail Stage 2456.4 km away

Approved · $2.4bn · completion 2031

Construction-stage projects within 10 km lift the suburb’s infrastructure score; projects more than 25 km away barely move it.

Comparable suburbs

Three NSW suburbs in the same budget band with the closest NextSuburb scores.

See the full NSW ranking

60-month score history

Backfilled — live history begins May 2026
212936Jun 21Jun 22Jun 23Jun 24Jun 25May 26

Watch this suburb

Get an email when Sandy Beach’s score crosses a threshold you care about.

Score alert