Suburb brief · Braemar Bay NSW 2628
The thesis below links every claim to maintained evidence. Open a line item to inspect the underlying record without leaving the brief.
7.1%
3.2%
5.9%
Updated May 2026
Thesis
Braemar Bay NSW 2628 is summarised from maintained observations only. The call weighs market pressure, local profile, dwelling mix and risk without filling gaps from weaker substitutes.
Median household income is $899/wk.
Household income (median) · Updated May 2026Census median rent was $0/wk at the last Census.
Median rent (Census) · Updated May 20260 mapped local places sit within 1km.
Local places within 1km · Updated May 2026Gross yield is 7.1%, above the 4.0% income floor.
Gross yield · unit · Updated May 2026Vacancy is 5.9%, outside the tight-rental threshold.
Vacancy rate · Updated May 2026Twelve-month price growth is -6.7%.
12m price growth · house · Updated May 2026Market snapshot
$430k
What this means: Use this as the local unit-price benchmark before judging an apartment or townhouse. Compare the exact property against recent nearby sales.
$853k
-6.7% YoYWhat this means: Use this as the local house-price benchmark. A property well above this needs a clear land, condition, school-zone or scarcity reason.
Recent news & DA activity
No recent news or DA activity in the monitoring window. This panel follows the same monthly maintenance cadence as the rest of the report.
Nearby pockets worth watching
No adjacent pockets flagged this week. Compass watches a 3-km buffer around this suburb for similar-profile catalysts and surfaces them here when they move.
Drill-down suburb report · 107 metrics across 3 research stages
The summary above gives the read first. Open a stage below only when you want the supporting numbers and how each signal is calculated.
NSW · 2628
Overall fit
Facts only
Market fit appears when enough price, rent and demand signals exist.
This report shows 107 maintained signals. Updated May 2026.
propautopilot · Braemar Bay · NSW · 2628
Updated May 2026 · Not financial advice. General information only.
Compass
Your read on Braemar Bay
Braemar Bay has maintained local facts, but not enough price, rent and demand signals for an overall fit yet. 107 of 107 signals maintained.
Before you inspect
A first suburb-level screen for hazards, safety, and community signals that could change whether this area stays on your shortlist. Verify the exact address before making an offer.
4 checks
Stage 1 · Strategy
7 signals grouped into 1 profile plus 1 standalone card: 7 maintained.Numbers that set your price band, cash-flow expectations, and portfolio shape.
Stage 2 · Suburbs
85 signals grouped into 10 profiles plus 19 standalone cards: 85 maintained.The signals the Scout weighs when narrowing your shortlist.
Stage 3 · Property
15 signals grouped into 2 profiles: 15 maintained.The numbers that tell you which streets and property profiles fit your criteria.
Editorial brief
Braemar Bay NSW 2628 is summarised from maintained observations only. The call weighs market pressure, local profile, dwelling mix and risk without filling gaps from weaker substitutes.
The drill-down carries 107 populated metrics across 3 research stages, with thin or missing fields left explicit.
Last reviewed May 2026. Use this as the suburb screen, then confirm street, building and listing-specific facts before acting.
Other suburbs in 2628
Same-postcode suburbs often share buyer demand, rental context and local amenities, while school zones and council boundaries can still differ. Compare each brief before locking your shortlist.
Frequently asked
Braemar Bay is a suburb in NSW (postcode 2628).
The median house price in Braemar Bay NSW 2628 is $853k based on the most recent twelve-month sales record. Unit and apartment medians track separately and may sit materially below the house figure depending on the dwelling mix in the suburb.
Gross rental yield on houses in Braemar Bay NSW 2628 sits at 3.2% based on current rents against the prevailing median sale price. That is below the income-investor threshold most buyers use as a screening floor — the suburb leans capital-growth rather than cashflow.
The vacancy rate in Braemar Bay NSW 2628 is 5.9% on the most recent observation. That is above the balanced range — tenants have choice and re-letting timeframes are longer.
Browse more suburbs
$584
What this means: Use this to sense holding comfort and tenant depth. It still needs expenses, vacancy and lending costs before it becomes a cashflow view.
5.9%
SoftWhat this means: Lower vacancy usually means tighter rental demand. Very low numbers can move quickly, so use this with rent trend and stock-on-market.
Livability