Bellingen · 2448

Valla Beach, NSW

population +6.5% (5y), 2.7% gross yield.

NextSuburb scoreTier D
25Below trend
Median house
$782k
5y growth
5.0%/yr
Gross yield
2.7%
Vacancy
2.6%
Thin market · ~1.5k residentsLow confidence
Thin marketSmall sample sizes (~12 sales/yr) can distort medians. Treat the score with caution and weight the eight-signal breakdown over the headline number.
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 yield2.7%
    53/100
  • Rental demand2.6% vacancy
    35/100
  • Income growth+13.0% (5y)
    52/100
  • Construction pipelineno nearby pipeline
    0/100
  • Affordability48% under cap
    48/100

Why this score

Valla Beach scores 25/100 (Below trend). The two strongest signals: 6.5% population growth over five years and 2.7% gross rental yield. The standout watch-out: population of 1,455 makes the market illiquid.

Drivers
  • Population growth+6.5% (5y)
Risks
  • Only 1,455 residents — illiquid, slow to sell
  • Listings up 6.0% YoY — supply easing

Nearest infrastructure

Parramatta Light Rail Stage 2404.7 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
172737Jun 21Jun 22Jun 23Jun 24Jun 25May 26

Watch this suburb

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

Score alert