Median priceⓘLast 12 months
586kk
↑ +50.0% YoY
Buff Point, NSW 2262
Property data updated ·3,559 residents
Last 12 months snapshot
71 sales · 52 leases · Refreshed July 2026
Buff Point property market
House sales lead Buff Point, with 66 sales at around $881k (up) as of July 2026, taking about 28 days to sell (up from 26 days last year), with 3-bedroom making up about half.
House rentals are close behind, with 50 leases at $650 a week (up), renting out in about 21 days (up from 16 days last year), among the country's strongest house rent gains, with 3-bedroom making up around 4 in 10. Then come 5 unit sales at around $379k and 2 unit rentals at $500 a week.
Below-average incomeOlder communityMultigenerationalMostly owners
Who lives hereA below-average-income, mostly owner-occupied, older-leaning suburb.
House covers houses, duplexes, semi-detached and terraces; Unit covers apartments, units, townhouses and villas.
Census · ABS 2021
Buff Point demographics & population
Population
3,559
Median age
44yrs
Avg household
2.4people
Male · Female
49% · 51%
Owner-occupied
50%
Renting
50%
Lone person
50%
Couples, no kids
50%
Born overseas
50%
Year 12+ⓘ
50%
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing and Socio-Economic Indexes for Areas (SEIFA) 2021 · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
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Census · ABS 2021
Who lives in Buff Point?
The age structure, household make-up, and cultural fabric of the people who call this suburb home.
Age & sex2,248 residentsMaleFemale
Share of all residents by 5-year band · hover a band for the count + split
Life stage
50%
50%
50%
50%
50%
50%
Children0–1450%Youth15–2450%Young adults25–3450%Midlife35–5450%Mature55–6450%Seniors65+50%
Household composition
50%
50%
50%
50%
50%
Lone person50%Couples, no kids50%Families with kids50%Other families50%Group / share50%
1.5 people / household0.5 persons / bedroom50% are 5+ person
Household sizepersons per dwelling
50%1
50%2
50%3
50%4
50%5
50%6+
Cultural make-upshare of residents · diversity = odds two differ
Born overseasⓘResidents born outside Australia, as a share of those who stated a birthplace.50%
Other language at homeⓘResidents who mainly speak a language other than English at home — counts the language used, not how well English is spoken.50%
Limited EnglishⓘResidents who speak English “not well” or “not at all”. A language-barrier measure, not bilingualism — many who speak another language at home still speak English well.50%
Both parents overseasⓘResidents whose mother and father were both born overseas — the Australian-born-to-migrants “second generation”, distinct from being born overseas yourself.50%
Australian citizensⓘResidents who are Australian citizens — both Australian-born and people who have since naturalised.50%
Birthplace diversity12%
Chance two random residents were born in different countries
Language diversity4%
Chance two random residents speak different languages at home
Religious diversity41%
Chance two random residents follow different religions
Where residents were borntop birthplaces
Afghanistan50%
Australia50%
Bangladesh50%
Bosnia & Herzegovina50%
Brazil50%
Cambodia50%
Canada50%
Chile50%
Languages at hometop languages
English only50%
Afrikaans50%
Arabic50%
Australian Indigenous50%
Cantonese50%
Mandarin50%
Other Chinese50%
Croatian50%
Ancestry% reporting · multi-response
Australian50%
Aboriginal/Torres Strait Islander50%
Chinese50%
Croatian50%
Dutch50%
English50%
Faith & belieftap Christianity
No religion50%
▸Christianity50%
Islam50%
Buddhism50%
Hinduism50%
Judaism50%
Other religions50%
Family originsparents’ birthplace
50%
50%
50%
Both parents overseas50%One parent overseas50%Both parents in Australia50%
A strongly multicultural community with deep migrant heritage.
When migrants arrivedshare of overseas-born
Before 198150%
1981-200050%
2001-201050%
2011-201550%
2016-202150%
2020–21 understated — COVID border closures.
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Census · ABS 2021
Housing & affordability in Buff Point
What it costs to live here, who owns versus rents, and the shape of the housing stock.
Affordability at a glance
LowMedianHighPercentile
Median weekly rentⓘMiddle weekly rent paid by renting households.Top 42%Median weekly rent · $297/wk — typical: right around the median for Aussie suburbs.
Median monthly mortgageⓘMiddle monthly mortgage repayment among households with a mortgage.Bottom 27%Median monthly mortgage · $1,411/mo — below average: in the bottom 27%, lower mortgages than 73% of Aussie suburbs.
Rent stress (rent ÷ income)ⓘMedian weekly rent as a share of median weekly household income — a rough rental-affordability gauge. Higher = rent takes a bigger bite.Top 50%Rent stress · 50% — typical: right around the median for Aussie suburbs.
Mortgage stress (repay ÷ income)ⓘMedian mortgage repayment (converted to weekly) as a share of median weekly household income. Higher = repayments take a bigger bite.Top 50%Mortgage stress · 50% — typical: right around the median for Aussie suburbs.
High mortgage (≥$3k/mo)ⓘMortgaged households repaying $3,000 or more per month.Top 50%High mortgage · 50% — typical: right around the median for Aussie suburbs.
Social housingⓘHouseholds renting from a state housing authority or community housing provider.Top 50%Social housing · 50% — typical: right around the median for Aussie suburbs.
Unoccupied on census nightⓘDwellings recorded as unoccupied on Census night — holiday homes, between-tenant rentals, etc.Top 50%Unoccupied on census night · 50% — typical: right around the median for Aussie suburbs.
Large dwellings (4+ bed)ⓘOccupied dwellings with 4 or more bedrooms.Top 50%Large dwellings · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Bedrooms per dwellingshare of dwellings
50%0
50%1
50%2
50%3
50%4
50%5
50%6+
Who owns vs rentsoccupied dwellings
50%
50%
50%
50%
Owned outright50%Mortgage50%Renting50%Other50%
What’s built heredwelling types
50%
50%
50%
50%
House50%Townhouse50%Apartment50%Other50%
50% separate houses50% apartments50% high-rise
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Census · ABS 2021
Income & employment in Buff Point
Incomes, employment, and the occupation mix of the people who live here.
Income & work at a glance
LowMedianHighPercentile
Median personal incomeⓘMiddle weekly income of individuals aged 15+.Bottom 24%Median personal income · $590/wk — well below average: in the bottom 24%, lower personal income than 76% of Aussie suburbs.
Median family incomeⓘMiddle weekly income of families.Bottom 26%Median family income · $1,399/wk — below average: in the bottom 26%, lower family income than 74% of Aussie suburbs.
Managers & professionalsⓘEmployed residents who work as managers or professionals.Top 50%Managers & professionals · 50% — typical: right around the median for Aussie suburbs.
High earners (≥$2k/wk)ⓘResidents earning $2,000 or more per week.Top 50%High earners · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Occupations
LowMedianHighPercentile
Managers & professionalsⓘEmployed residents who work as managers or professionals.Top 50%Managers & professionals · 50% — typical: right around the median for Aussie suburbs.
Clerical & adminⓘEmployed residents in clerical and administrative jobs.Top 50%Clerical & admin · 50% — typical: right around the median for Aussie suburbs.
Community & personal serviceⓘEmployed residents in community and personal-service jobs — care, hospitality, security and similar.Top 50%Community & personal service · 50% — typical: right around the median for Aussie suburbs.
Sales workersⓘEmployed residents in sales jobs.Top 50%Sales workers · 50% — typical: right around the median for Aussie suburbs.
Technicians, trades & labourersⓘEmployed residents in technical/trade, machinery-operating and labouring jobs.Top 50%Technicians, trades & labourers · 50% — typical: right around the median for Aussie suburbs.
Household incomeheight = share of households · weekly
Personal incomeheight = share of residents 15+ · weekly
A typical household earns about 1.6× the typical individual here.
Labour forceemployment status · residents 15+
50%
50%
50%
50%
50%
Employed full-time50%Employed part-time50%Employed (away/other)50%Unemployed50%Not in labour force50%
LowMedianHighPercentile
Full-time workersⓘResidents in the labour force who are employed full-time.Top 50%Full-time workers · 50% — typical: right around the median for Aussie suburbs.
Part-time workersⓘEmployed residents working part-time, of all employed.Top 50%Part-time workers · 50% — typical: right around the median for Aussie suburbs.
Unemployment rateⓘShare of the labour force (people working or actively looking) who are unemployed — not a share of all residents.Top 50%Unemployment rate · 50% — typical: right around the median for Aussie suburbs.
Not in labour forceⓘResidents 15+ neither working nor looking for work — retirees, students, carers.Top 50%Not in labour force · 50% — typical: right around the median for Aussie suburbs.
Labour-force participationⓘResidents 15+ who are in the labour force — working or looking for work.Top 50%Labour-force participation · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Census · ABS 2021
Getting around Buff Point
How people get to work, and how car-dependent the suburb is — the clearest tell of inner-urban versus outer-suburban living.
Transport at a glance
LowMedianHighPercentile
Public transport to workⓘCommuters who travelled to work by train, bus, ferry or tram, of those who travelled.Top 50%Public transport to work · 50% — typical: right around the median for Aussie suburbs.
Walked or cycled to workⓘCommuters who walked or cycled to work, of those who travelled.Top 50%Walked or cycled to work · 50% — typical: right around the median for Aussie suburbs.
Worked from homeⓘEmployed residents who worked from home in the Census week — elevated by COVID in 2021.Top 50%Worked from home · 50% — typical: right around the median for Aussie suburbs.
No motor vehicleⓘHouseholds with no motor vehicle.Top 50%No motor vehicle · 50% — typical: right around the median for Aussie suburbs.
Vehicles per dwellingⓘAverage number of motor vehicles per household.Bottom 15%Vehicles per dwelling · 1.00 — well below average: in the bottom 15%, fewer vehicles per home than 85% of Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Journey to workamong commuters · top modes
Car (driver)50%
Car (passenger)50%
Train50%
Bus50%
Tram/light rail50%
Ferry50%
Walked50%
Vehicles per dwellingshare of households
50%0
50%1
50%2
50%3
50%4+
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Education · ACARA My School 2025
Schools in and around Buff Point
No school inside Buff Point itself — the closest options around it are shown. Distances are straight-line from the suburb centre and are not enrolment catchments — always confirm zones with the school.
Within Buff Point0schools in the suburb itself
Primary schools0within 5 km · nearest 6.8 km
Secondary schools0within 5 km · nearest 6.8 km
What is ICSEA Rank?
ICSEA is ACARA’s official measure of a school’s socio-educational advantage — based mainly on parents’ education and occupation, plus the school’s location and student mix.
Nearby within0 schools
- No schools within 5 km — widen the radius.
Why are some State Rank and star ratings blank? Schools can choose not to publish their results. In practice, schools that score well above their state average almost always publish theirs — so a blank rating more often reflects a school opting out than a top result being hidden. Academic results also tend to rise with ICSEA Rank, so higher-ICSEA schools more often carry a strong State Rank as well.
School profile and ICSEA data sourced from ACARA — © Australian Curriculum, Assessment and Reporting Authority (data year 2025) · State Rank & star columns are Micromarkets-compiled academic ratings from publicly available school results · Distances are straight-line from the suburb centre, not catchments.
Census · ABS 2021
Turnover
How settled or transient the community is — and where newcomers came from.
Settledness at a glance
LowMedianHighPercentile
Settled 5+ yearsⓘResidents living at the same address as five years ago — how settled the community is.Top 50%Settled 5+ years · 50% — typical: right around the median for Aussie suburbs.
Moved in past yearⓘResidents living at a different address one year earlier.Top 50%Moved in past year · 50% — typical: right around the median for Aussie suburbs.
Arrived from overseas (5 yr)ⓘResidents who arrived in Australia from overseas within the past five years.Top 50%Arrived from overseas · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Where residents lived 5 years agoof those who stated
50%
50%
50%
50%
Same address50%Moved within area50%From elsewhere in Australia50%From overseas50%
Residential paceshare of residents
Moved in the past yearⓘResidents living at a different address one year earlier.50%
Moved in the past 5 yearsⓘResidents not living at the same address as five years ago.50%
Arrived from overseas (5 yr)ⓘResidents who arrived in Australia from overseas within the past five years.50%
Property market
Market snapshot
Buff Point median house price & rent
Headline price, rent, yield and time on market for Buff Point — choose a property type and size below.
Active segment
Houses
Units
Days on marketⓘLast 12 months
38
↓ 6 days YoY
SoldⓘLast 12 months
11
↑ +50.0% YoY
Months of supplyⓘLast 12 months
5.3mo
Median rentⓘLast 12 months
$410/w
↑ +50.0% YoY
Days to leaseⓘLast 12 months
13
flat YoY
LeasedⓘLast 12 months
11
↑ +0.5% YoY
Gross yieldⓘLast 12 months
3.90%
Annualised
Data confidenceSales sample13GoodLease sample7Good
Segment breakdown
House & unit prices by bedroom
Every segment this suburb tracks — sales and rentals side by side, ranked by total activity over the last twelve months.
Demand percentile 0–100 · last 12 months12-mo change
Sales
Rental
Demand
Segment
Sold
Price
DOM
Leased
Rent
DOM
Yield
SalesRent
01
Houses · 2 bed13 sales · 7 leases
Sold11▲+50.0%
Price—
Sales DOM—
Leased11+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
02
Houses · 3 bed13 sales · 7 leases
Sold11▲+50.0%
Price—
Sales DOM—
Leased11+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
03
Houses · 4 bed13 sales · 7 leases
Sold11▲+50.0%
Price—
Sales DOM—
Leased11+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
04
Units · 2 bed13 sales · 7 leases
Sold11▲+50.0%
Price—
Sales DOM—
Leased11
Rent—
Rental DOM—
—
Sales—
Rent—
05
Units · 3 bed13 sales · 7 leases
Sold11+0.5%
Price—
Sales DOM—
Leased—
Rent—
Rental DOM—
—
Sales—
Rent—
06
Units · 1 bed13 sales · 7 leases
Sold—
Price—
Sales DOM—
Leased—
Rent—
Rental DOM—
—
Sales—
Rent—
All houses
Sold11▲+50.0%
Price—
Sales DOM—
Leased11+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
All units
Sold11+0.5%
Price—
Sales DOM—
Leased11+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
Where each segment ranks
Buff Point property growth
Where each segment sits against its peers in the chosen geography — past the midline means it's outperforming the rest.
Metric
Ranked against
Market demandHow fast this market is moving — a velocity index built from trailing-year transaction volume and median days on market. Strong volume lifts the score; days on market drags it down, with the drag growing sharply once listings start lingering. Ranked against peers in the chosen geography.
Houses
3/3above median
02550 · MEDIAN75100
Percentile vs NSW
Value
Units
0/1above median
02550 · MEDIAN75100
Percentile vs NSW
Value
The buy-versus-rent equation
Buying vs renting in Buff Point
What it costs each week to own a property versus renting the same one — positive means buying carries the premium, negative means rent covers the mortgage.
Property
Compare to
Houses · 3 bed: +50%
Houses · Total: +50%
NSW MEDIAN · +45%
Rent covers itRenting matches or beats the cost of owning−10% to 0%
BalancedMortgage roughly matches asking rent+30% to +60%
Far pricier to ownBuying costs much more than renting+100% to +130%+
BreakdownLast 12 months
Holding cost
Mortgage
Rent
Premium
Band
Assumes 80% LVR·6.0% rate·30y P&I
Premium = (weekly mortgage − weekly rent) ÷ weekly rent. Band thresholds are national breakpoints across ~11,400 eligible Australian segments — the Typical premium band spans national P25 to P75, so it’s literally what’s typical.
Market data
How strong is demand, and which way is it heading?
Two questions on one chart — how strong demand is right now, and which way it's heading year-on-year.
Side
View
Property
Bedrooms
Radius
Compared against
Sales market velocity
4 nearby suburbs · 10km · Total house · sales
risingfalling
DOM change YoYis demand rising or falling?
median
median
Recoveryweak but rising
Boomstrong and rising
Troughweak and falling
Peakstrong but easing
Nearby suburb
Demand index
96 / 100vs NSW
Days on market
18 days▼ −6 days YoY
Median price
$651k▲ +7.1% YoY
Sold (last year)
82▲ +15.8% YoY
Nearby suburb
Demand index
68 / 100vs NSW
Days on market
14 days▲ +2 days YoY
Median price
$602k▲ +8.8% YoY
Sold (last year)
39▼ −6.7% YoY
Nearby suburb
Demand index
48 / 100vs NSW
Days on market
19 days▲ +7 days YoY
Median price
$740k▲ +2.9% YoY
Sold (last year)
41▲ +12.0% YoY
Nearby suburb
Demand index
98 / 100vs NSW
Days on market
13 days▼ −4 days YoY
Median price
$654k▲ +8.6% YoY
Sold (last year)
82▼ −3.6% YoY
Buff Point · this suburb
Demand index
62 / 100vs NSW
Days on market
38 days▲ +6 days YoY
Median price
$586k▲ +50.0% YoY
Sold (last year)
11▲ +50.0% YoY
weakSales market velocityhow strong sales demand isstrong
This suburb Neighbouring suburbs · coloured by market phaseHover a point for its figures
Market data
Buff Point against the neighbourhood
Eight diagnostic views cutting the data a different way each time — Buff Point in blue, peers in colour.
Pair
View
Property
Bedrooms
Radius
How fast — and is it getting faster?
5 peer suburbs · 10km · Total house
fasterslower
DOM change YoYvs 12 months ago
median
median
Recoveringquiet but accelerating
Boomingbusy and accelerating
Stalledquiet and slowing further
Coolingbusy but slowing
Nearby suburb
Demand index
62 / 100vs Australia
Days on market
18 days▼ −6 days YoY
Median price
$651k▲ +7.1% YoY
Sold (last year)
82▲ +15.8% YoY
Gross yield
3.21%
Nearby suburb
Demand index
38 / 100vs Australia
Days on market
14 days▲ +2 days YoY
Median price
$602k▲ +8.8% YoY
Sold (last year)
39▼ −6.7% YoY
Gross yield
2.98%
Nearby suburb
Demand index
25 / 100vs Australia
Days on market
19 days▲ +7 days YoY
Median price
$740k▲ +2.9% YoY
Sold (last year)
41▲ +12.0% YoY
Gross yield
2.48%
Nearby suburb
Demand index
0 / 100vs Australia
Days on market
92 days—
Median price
—▲ +35.0% YoY
Sold (last year)
—▲ +112.0% YoY
Gross yield
5.00%
Nearby suburb
Demand index
54 / 100vs Australia
Days on market
13 days▼ −4 days YoY
Median price
$654k▲ +8.6% YoY
Sold (last year)
82▼ −3.6% YoY
Gross yield
2.00%
Buff Point · this suburb
Demand index
50 / 100vs Australia
Days on market
38 days▲ +6 days YoY
Median price
$586k▲ +50.0% YoY
Sold (last year)
11▲ +50.0% YoY
Gross yield
3.90%
slowDays on marketmedian days to sellfast
This suburb Neighbouring suburbs · coloured by market phaseHover a point for its figures
How much is available right now?
Housing supply & months of stock
How long current listings would take to clear at the recent rate of sales or leases. Critical shortage and Oversupply only fire at the genuine tails of the national distribution — sales tip in under 0.7 months, rentals far faster, under 0.3.
View
Sales market
| Segment | Band | Months of supply left | YoYYoY change12-month change in months of supply. Down means stock is tightening (fewer months than a year ago); up means stock is loosening. | ListedListedActive listings in this segment right now, derived from months of supply multiplied by the recent transaction rate. | SoldSold (last year)Total sold transactions completed in this segment over the last 12 months. | Per monthPer monthAverage monthly absorption — how many properties are sold each month in this segment, over the last 12 months. |
|---|
median
Rental market
| Segment | Band | Months of supply left | YoYYoY change12-month change in months of supply. Down means stock is tightening (fewer months than a year ago); up means stock is loosening. | ListedListedActive listings in this segment right now, derived from months of supply multiplied by the recent transaction rate. | LeasedLeased (last year)Total leased transactions completed in this segment over the last 12 months. | Per monthPer monthAverage monthly absorption — how many properties are leased each month in this segment, over the last 12 months. |
|---|
median
Severe
Very Tight
Tight
Balanced
Loose
Very Loose
Saturated
Under-suppliedOver-supplied
Market data
Who's transacting — buyers or tenants?
Out of every property transaction in this suburb, what share are sales versus leases — each point a rolling twelve-month window.
Property
Buff Point — Units & Houses, all bedrooms
Jul 2021 – Jun 2026 · each point = a 12-month window
0%25%50%75%100%20222023202420252026
Sales · buyer transactions
Leases · tenant transactions
Five-year arc
Buff Point median house price & rent history
Each tape traces one metric across sixty months for the selected segment — every point a trailing twelve-month figure, matching the headline KPIs above.
Five-year summaryAs of Jun 2026, the median house sale price in Buff Point rose from $471k (Jul 2021) to $544k (Jun 2026) — +15.3% growth over five years — peaking at $752k between Apr 2024 and Mar 2025. Median house rent went from $297/wk to $379/wk (+27.6%) over the same period. For units, the median sale price fell from $355k to $261k (−26.5%), with rent up from $155/wk to $351/wk (+126.5%) over the same period.
PropertyBedrooms
Median price (trailing year)
Jun 2026
$544k-24.3%
5y median $537kvs last year $718k
Total sales (trailing year)
Jun 2026
35-16.7%
5y median 42vs last year 42
Days on market (trailing year)
Jun 2026
26 days-1
5y median 21 daysvs last year 27 days
Median rent (trailing year)
Jun 2026
$379/wk-7.3%
5y median $333/wkvs last year $409/wk
Total leases (trailing year)
Jun 2026
34-30.6%
5y median 42vs last year 49
Days on market (rental) (trailing year)
Jun 2026
11 days+0
5y median 12 daysvs last year 11 days
Gross yield (trailing year)
Jun 2026
2.94%+0.26 pt
5y median 2.47%vs last year 2.69%
Months of supply
Jun 2026
1.0 months-22.5%
5y median 2.1 monthsvs last year 1.3 months
Months of supply (rental)
Jun 2026
1.5 months+16.0%
5y median 1.1 monthsvs last year 1.3 months
Nearby markets
Suburbs near Buff Point: prices compared
The nearest suburbs to Buff Point, ranked by distance — each lined up against Buff Point on the same measures, so the differences jump out at a glance.
Market
Property
Bedrooms
Radius
Colour by
This marketBuff PointNSW 2262 · Houses · Total
Price$586k
DOM38 days
Sold11
5 markets within 5kmLast 12 months
01
San RemoNSW 2262 · 1.3km · Houses · Total
Price$651k
DOM18 days
Sold82
priciermuch faster
02BudgewoiNSW 2262 · 1.4km · Houses · Total
Price$602k
DOM14 days
Sold39
priciermuch faster
03ColongraNSW 2262 · 1.8km · Houses · Total
Price—
DOM92 days
Sold—
much slower
04HalekulaniNSW 2262 · 1.9km · Houses · Total
Price$740k
DOM19 days
Sold41
priciermuch faster
05Blue HavenNSW 2262 · 2.2km · Houses · Total
Price$654k
DOM13 days
Sold82
priciermuch faster
Houses · TotalSales market
Stat colourHow each suburb's stat compares to Buff Point
Much lowerLowerSimilarHigherMuch higher
Similar markets
Suburbs like Buff Point
Suburbs anywhere in NSW that behave like Buff Point — matched on price, growth, selling speed and demand, not on distance. A shortlist of markets that move the same way — including ones far away you'd never think to compare. (Want the suburbs right next door instead? See Nearby markets above.)
Buff Point vs Wyongah: the closest sales-market match trades at a median of $489k against Buff Point's $586k — about 16% lower, with homes selling in 14 days versus 38 days here.
Colour by
Property
Bedrooms
Market
This marketBuff PointNSW 2262 · Houses · Total
Price$586k
DOM38 days
Sold11
Most similar sales markets · within 4.5–32 kmLast 12 months
0102030405
WyongahNSW 2259 · 6km · 70% match
Price$489k
DOM14 days
Sold18
JesmondNSW 2299 · 32km · 60% match
Price$677k
DOM16 days
Sold23
EllalongNSW 2325 · 30km · 76% match
Price$502k
DOM14 days
Sold17
Mannering ParkNSW 2259 · 5km · 64% match
Price$474k
DOM19 days
Sold45
MorissetNSW 2264 · 9km · 68% match
Price$680k
DOM15 days
Sold49
Stat colourHow each suburb's stat compares to Buff Point
Much lowerLowerSimilarHigherMuch higher
Comparable sales markets to Buff Point: Wyongah house prices, Jesmond property market, Ellalong property growth, Mannering Park (NSW 2259) and Morisset median house price.
Buff Point's closest rental-market twins: Ellalong property growth, Jesmond property growth, Mannering Park, NSW property market, Wyongah average house price and Morisset median house price. Each link opens that suburb's full market report.
Market data
Frequently asked · Buff Point
26 data-driven answers about Buff Point's property market — every one computed from the metrics above.
What things cost
Prices, rent, yield, ownership costWhat is the median house price in Buff Point?
#The median house price in Buff Point, NSW 2262 is $586k as of June 2026, based on 13 sales over the past 12 months. Houses there have moved +50.0% year-on-year. Prices vary by bedroom count, from compact two-bedroom homes to larger four-bedroom houses. See the bedroom-level breakdown below for 2-, 3- and 4-bedroom medians.
What is the median unit price in Buff Point?
#The median unit price in Buff Point, NSW 2262 is $586k as of June 2026, based on 13 sales over the past 12 months. Units have moved +0.5% year-on-year and currently trade at roughly 100% of the median house price.
How much does it cost to rent in Buff Point?
#The median weekly house rent in Buff Point is $410 as of June 2026, drawn from 7 leases over the past 12 months. Units rent for around $410 per week. House rents have moved +50.0% year-on-year. Current vacancy pressure is shown in the supply section above.
How much is rent for a 3 bedroom house in Buff Point?
#A 3 bedroom house in Buff Point rents for a median $410 per week as of June 2026, drawn from 7 leases over the past 12 months. Across other house sizes: 2-bedroom $410/week, 4-bedroom $410/week. Unit rents: 2-bedroom $410/week. Figures cover only segments with enough recent leases to be statistically meaningful; sparse segments are excluded. The segment breakdown covers rent, yield and days on market for every property type and bedroom count.
What is the gross rental yield in Buff Point?
#Gross rental yield in Buff Point is 3.90% for houses and 3.90% for units as of June 2026, compared with the NSW unit median of 3.78%. Gross yield is annual rent divided by purchase price — it doesn't account for ownership costs like council rates, strata, maintenance or vacancy.
How much is a 3 bedroom house in Buff Point?
#As of June 2026, Buff Point medians by bedroom count:
| Property | 1 bed | 2 bed | 3 bed | 4 bed | Total |
|---|---|---|---|---|---|
| Houses | — | $586k | $586k | $586k | $586k |
| Units | — | $586k | $586k | — | $586k |
Figures cover only segments with enough recent transactions to be statistically meaningful; sparse segments are excluded.
What does it cost to own versus rent at the Buff Point median?
#At the median Buff Point house ($586k purchase, $410/week rent), weekly mortgage repayments sit at roughly $671 — about $261 more per week than renting. That gap is the ownership premium. Figures assume 80% LVR, a 6.0% interest rate and a 30-year principal-and-interest loan.
How the market is moving
Speed, supply, growth, cycle phaseWhat are Buff Point's property market trends?
#Buff Point's property market trends to June 2026: house prices rose +50.0% year-on-year and units +0.5%; weekly house rents moved +50.0%; homes now sell in a median 38 days — slower than a year ago by 6; sales supply sits at 5.3 months (very loose). Read together — price, rent, selling speed and supply — they show which way the Buff Point market is leaning. The 5-year tape and demand cycle charts above plot the full trajectory.
What does the data say about Buff Point as an investment?
#As of June 2026 in Buff Point, house prices rose +50.0% over the year, gross rental yield is 3.90% against a NSW median of 2.58%, houses take a median 38 days to sell, sales supply is 5.3 months (very loose). Capital growth, rental yield, selling speed and supply are the signals investors weigh — but these figures describe the market, not a recommendation. This is data, not financial advice; always do your own research and consider a licensed adviser.
How quickly do houses sell in Buff Point?
#Houses in Buff Point sell in a median 38 days on market as of June 2026, with units clearing slightly similarly at 38 days. Days on market have lengthened by 6 days versus a year ago. Faster clearance typically coincides with stronger buyer demand and lower supply.
Is Buff Point a tight or loose property market right now?
#Buff Point's sales market sits at 5.3 months of supply for houses as of June 2026 — classified as Very Loose against the Australian distribution. Under 1.7 months is Severe (extreme shortage); over 4.5 months is Loose. The rental side is tighter still at 0.4 months of supply.
Have property prices in Buff Point gone up or down?
#House prices in Buff Point moved +50.0% over the 12 months to June 2026, while units moved +0.5%. The 5-year tape above plots the full monthly trajectory — showing where the market changed character rather than just crossing round numbers.
How active is the rental market in Buff Point?
#Buff Point's house rental market sits at 0.4 months of supply as of June 2026 — classified as Severe (extreme shortage), with 11 houses leased over the past 12 months. Tighter supply typically corresponds to faster letting and upward pressure on rents.
Where is Buff Point in its property market cycle?
#Buff Point's house market is currently in the 'softer_weakening' phase as of June 2026 — combining above-median sales velocity nationally with year-on-year loosening in days on market. The demand cycle chart above plots all eight segments on the same demand-versus-direction axes.
How it compares
Vs state, vs nearby, vs popularHow does Buff Point compare to other NSW suburbs?
#Buff Point's median house price ($586k) is 22% below the NSW median ($751k) as of June 2026. On selling speed, houses clear in 38 days vs 22 days state median. On gross yield, Buff Point sits at 3.90% vs 2.58% state median.
How does Buff Point compare to neighbouring suburbs?
#Buff Point's most-similar nearby market is Wyongah (5.7 km away) with a median house price of $489k — about 16% cheaper. The Nearby and Similar markets sections above rank every peer within radius and by composite similarity across price, days on market, yield, ownership cost and cycle phase.
What's the most popular property type in Buff Point?
#The most-transacted segment in Buff Point over the 12 months to June 2026 is 2 bed houses with 11 sales. 3 bed houses come second at 11 sales. The buying-versus-renting section above breaks down the top segments with weekly mortgage, rent and ownership-cost detail.
How many properties were sold and leased in Buff Point last year?
#Buff Point recorded 11 house sales and 11 unit sales over the 12 months to June 2026 — a combined 22 transactions. On the rental side, 11 houses and 11 units were leased. Segments with statistically thin samples are excluded from displayed figures.
About the area
Population, income, who lives here, schoolsWhat postcode is Buff Point in?
#Buff Point is in postcode 2262, in the Central Coast region of NSW. Addresses there are written as Buff Point, NSW 2262.
What is the population of Buff Point?
#Buff Point, NSW 2262 is home to 2,248 residents (ABS Census 2021). The median resident age is 29, and the average household holds 1.5 people. The "Who lives here" section above breaks the community down by age, life stage and tenure.
What is the median household income in Buff Point?
#The median household in Buff Point earns $954 per week — roughly $50k a year (ABS Census 2021). Median personal income runs $590/week. Income, rent-to-income and mortgage-to-income context sits in the "Who lives here" section above.
What is the unemployment rate in Buff Point?
#The unemployment rate in Buff Point is 50.0% (ABS Census 2021). That sits right around the median for Australian suburbs. The rate counts people who are working or actively looking for work — not a share of all residents. Workforce participation sits at 50%. The local economy section above covers incomes, employment status and the occupation mix.
Do people own or rent in Buff Point?
#Buff Point is mostly owner-occupied: about 100% of households are owner-occupiers and 50% rent (ABS Census 2021). Of owners, 50% own outright and 50% are paying off a mortgage.
What schools are near Buff Point?
#Buff Point has 63 schools within reach — including Budgewoi Public School, Northlakes High School, Northlakes Public School. The Schools section above maps each one with sector, year range, enrolment, Micromarkets-compiled academic ratings and ICSEA (ACARA).
Is Buff Point a good place to live?
#Buff Point, NSW 2262 has a population of 2,248, a median age of 29, a median household income around $954/week, 50% of households renting (ABS Census 2021). There are 63 schools within reach. Whether it's the right fit depends on your priorities — these figures describe the community, housing mix and amenity rather than offer a verdict.
About this data
Methodology and update cadenceWhen was this Buff Point market data last updated?
#This Buff Point market data was last updated July 2026, covering the 12 months to June 2026. Figures are computed monthly from 12-month rolling windows of recorded sales and leases, with five years of monthly history behind the trend charts. Methodology, glossary and data sources are linked in the footer.