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Suburb profile ·Shoalhaven LGA · NSW ·2535

Berry NSW 2535

Berry is in Shoalhaven LGA, NSW, postcode 2535, with population 3,098.

The read

Growth-momentum

There are enough stretched or weaker signals here that you should assume trade-offs rather than a clean story. Use compare mode to see whether the downside is price, local quality, or weaker momentum before treating it as a target suburb.

$800/wk
Rising
+28.0% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2535 · Jun 2026
$850
$565
Jun 2025Jun 2026
Why it fits

Recent price movement shows visible market momentum. Transport coverage adds a practical access signal. Higher SEIFA context supports a stronger local-quality read.

What to check

Premium pricing raises the bar for yield, affordability, and downside checks. Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$2.1M
House median, latest period
↑31.7%YoY D10 vs AU
Median rent
$800/wk
Income-stretched rent market
↑28.0%YoY D10 vs AU
Gross yield
2.0%
Low yield band
D5 vs AU
Population
3,098
3K local footprint
D9 vs AU
Schools
1
Matched school context
D1 vs AU
Drive to city
2h 7m
146.4 km to Sydney CBD · free-flow
Solar
2,132
167 added 12mo · 15MW
Price cycleAt its peak
LowPeak

At / near its all-time high

See trend depth →

Price history

House and unit medians · ABS + state datasets

Houses to Q4'25 · Units to Q4'20 — house and unit medians are released on separate cycles, so their latest period can differ.

Trend & investor depth

Derived from this suburb's own price, rent and income history
Cycle positionAt its peak
Low · 2007Peak · 2026

At / near its all-time high

Price growth (compound)% per year
3-yr
+6.5%
5-yr
+5.7%
10-yr
+8.8%
Affordability trajectoryWorsening
Price
+11.8%/yr
Income
+2.9%/yr

Growth in median price vs median household income — worsening — prices outgrowing incomes.

Indicative cashflow-$1,475/wk (-$76,704/yr) · interest-only @ 6.4%, 80% LVR
Market turnover4.1% of homes traded/yr (55 sales · +7% vs 3-yr avg)
Rent stabilityvolatile — rents vary ±11.3% around trend (short window, 13 pts)
Value vs advantage+49% vs suburbs of similar SEIFA advantage (decile 9)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investment grade

Composite · growth · yield · stability
Fgrade · 10/100 · top 90% of 3,604AU suburbs
Peer distributionstronger than 10% of AU suburbs
WeakerTypicalStronger
Capital growth30
Rental yield18
Stability9
Volatility-22.5ppCycle-2.0Affordability-1.5

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in Berry

Owner-occupied 86%Rented 14%
Investor activityATO
Negatively geared6.2%
280 of 867 landlords
Avg rental loss$11,686/yr
Landlords (rental income)867
Reported capital gains643
Investor exposure index(low vs national)35.9/100
The read

Owner-occupier stronghold

76% of homes here are owner-occupied and 12% rented, with 6% of landlords negatively geared.

Why it fits

76% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 2.0% is thin — returns here lean on capital growth, not cash flow.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
159%
of household income to service a new loan
36.1 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $10,326/mo vs median rent $3,467/mo (+198% · +$1583/wk)

If rates move

At 4.2%: $8,245/mo (-2,081) · at 6.2% (current): $10,326/mo · at 8.2%: $12,607/mo (+2,281)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Higher yield

similar price · cross-LGA

Stronger 5-yr growth

similar price · cross-LGA

More affordable

lower price-to-income

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
27.1x
median home price as a multiple of annual household income
Stretched
Renting
54%
median weekly rent as a share of gross household income (the 30% rule)
High stress

Owners with a mortgage repay a median of $2,167/mo, while renters pay about $3,467/mo — renting runs $1,300/mo higher on these medians.

Median price
$2.11M
Household income · yr
$78K
Median rent · wk
$800
Owner mortgage · mo
$2,167
Gross yield
2.0%

Household income

ABS Census · ATO
$78K household · yr-5.6% vs NSW suburb median
Personal
$40K
Family
$107K
Household
$78K
Household income distribution (ABS Census 2021 · weekly)fewer than 12% could service the median house
Under $300
50
$300-649
147
$650-999
177
$1,000-1,499
204
$1,500-1,999
106
$2,000-2,999
195
$3,000-3,999
126
$4,000+
138

Serviceability line: a household needs about $7,943/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 72% of households here would spend more than 30% of income on rent (rent stress line: $2,667/wk income).

Median taxable income trend (ATO, 2018-19 – 2022-23)$40K → $45K

Housing stock and tenure

ABS Census 2021
Tenure (1,232 households)0.8% social housing
Owned outright
52%
Owned with mortgage
24%
Rented
12%
Dwelling structure9.3% of dwellings unoccupied on census night
Separate house
85%
Townhouse / semi
14%
Flat / apartment
1%

Getting to work: 59% drive, 0% public transport, 5% walk or cycle, 33% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total1
Avg ICSEA1067
Students268
Government1
  • Berry Public SchoolPrimary · Government · ICSEA 1067

Livability

OSM · GTFS · schools + hospitals
83/ 100 livability index

Top 17% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 83% of Australian suburbs
WeakerTypicalStronger
Everyday access82
Public transport (69 stops)91
Schools & hospitals56

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Crime April 2025 - March 2026
4,089
3,690 per 100k
D5 vs AU

Crime

lga
Rate · per 100k3,690
Total incidents4,089· April 2025 - March 2026
  • Assault1,10059%
  • Sexual Offences39921%
  • Robbery151%
  • Break And Enter36019%

Development screen

Could a secondary dwelling be worth investigating?

Some supporting context
secondary dwelling / granny flat screening context Medium broad constraint context

Policy position

Official policy reviewed

Permitted in residential zones under the Housing SEPP; may be approved by consent or as complying development when Housing SEPP and Codes SEPP standards are met.

Rental use: Secondary dwelling rental use is allowed as a dwelling use, subject to planning and tenancy rules.

Open official policy source

Separate houses

76.7%

Suburb share of occupied private dwellings recorded as separate houses.

Near the state median

State median 77.5% · 1,253 valid suburbs

Residential-zone context

5.7%

Broad suburb sampling only; the property zoning and overlays can differ.

36.6 pp below the state median

State median 42.3% · 1,245 valid suburbs

Rental households

12.3%

Demand context only; it does not establish permission to rent a secondary dwelling.

13.6 pp below the state median

State median 25.9% · 1,253 valid suburbs

Mapped hazards

bushfire high

The staged suburb layer indicates a broad-area constraint that needs address-level checking. No broad-area layer staged for this suburb.

Approval pathway

Four checks, each with a different evidence threshold.

This is an investigation sequence, not a guarantee that every step applies or that approval will be granted.

  1. 01 Source reviewed

    State policy position

    QuickProperty reviewed the official secondary dwelling / granny flat policy source.

  2. 02 Property dependent

    Planning pathway

    Test consent or complying-development eligibility, including the 450 m² lot marker and all other standards.

  3. 03 Design dependent

    Building approval

    Confirm the building approval route after the design, site classifications, services and construction requirements are known.

  4. 04 Check separately

    Intended use

    Confirm long-term rental, short-stay or family-use rules separately from permission to construct the dwelling.

Property due diligence

Turn the suburb screen into a property checklist.

Every check starts unconfirmed. Progress stays in this browser and suburb evidence never clears an address-level requirement.

0evidence acquired
0evidence missing
0reviews due
0consultant questions

Active record: Berry unnamed property

0/14checked
0issues found

Site controls

Lot area and dimensions

Confirm title dimensions, usable site area and any minimum lot threshold.

Status for Lot area and dimensions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Setbacks and site coverage

Test setbacks, private open space, landscaping and maximum site coverage against a concept plan.

Status for Setbacks and site coverage
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Slope and ground conditions

Check survey levels, soil classification, retaining needs and likely earthworks.

Status for Slope and ground conditions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title and planning

Zoning and overlays

Obtain current property-level zoning, overlays and applicable planning controls.

Status for Zoning and overlays
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title, easements and covenants

Review the title for easements, covenants, restrictions and common property.

Status for Title, easements and covenants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Services and access

Sewer and stormwater

Locate assets and connection points, then confirm capacity, clearances and discharge requirements.

Status for Sewer and stormwater
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Power, water and metering

Confirm service routes, upgrade needs and whether separate metering is permitted or practical.

Status for Power, water and metering
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Vehicle access and parking

Test driveway width, gradients, turning, parking and emergency access requirements.

Status for Vehicle access and parking
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Construction constraints

Bushfire exposure

Order an address-level bushfire assessment and determine any BAL construction response.

Status for Bushfire exposure
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Flood and overland flow

Obtain property flood information and check floor levels, flow paths and drainage constraints.

Status for Flood and overland flow
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Wind, corrosion and termite

Confirm site classifications that affect structural design, materials and durability.

Status for Wind, corrosion and termite
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Approval and use

Planning approval pathway

Confirm exemption, complying pathway or permit requirements with the responsible authority.

Status for Planning approval pathway
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Building approval and consultants

Identify required survey, design, engineering, energy, certification and inspection evidence.

Status for Building approval and consultants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Rental and intended use

Confirm occupation, rental, short-stay and family-use rules plus insurance and tax implications.

Status for Rental and intended use
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Berry, NSW 2535 · Local browser record

Investigation aid only. Confirm current planning, building, title, service and hazard requirements with qualified professionals and responsible authorities.

Building due diligence

Construction requirements can change by location.

1 broad-area layer staged

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

Bushfire-prone land

Severe broad-area context

About 97.0% of the suburb intersects mapped bushfire-prone land.

May affect: External construction · Roof and wall systems · Openings, screens and decks

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Bushfire exposure

NSW RFS Bush Fire Prone Land
Severe exposure ~97.0%
~97.0% of the suburb is Bush Fire Prone Land · ~37.2% Category 1 (highest hazard)

Estimated exposure to NSW RFS Bush Fire Prone Land (CC BY), point-sampled across the suburb. This shows how much of the suburb sits within the official hazard layer — it is not a Bushfire Attack Level (BAL) rating or a property-level assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Planning zones

NSW Land Zoning (EPI)
Dominant zone Primary Production
Rural / Green wedge 57% Public / Open space 31% Residential 6% Other 2%
Residential density: Low

Land-use mix estimated by point-sampling the suburb against NSW EPI Land Zoning polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.

Population outlook

ABS projection · Berry - Kangaroo Valley SA2 area · 2022 base
9,367 people · 20229,915 by 2032 (+5.9%)

ABS population projection (2022 base) for the Berry - Kangaroo Valley SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Berry NSW — Property Data and Demographics

Located in New South Wales within the Shoalhaven local government area, Berry is a smaller suburb (postcode 2535). The area has roughly 3,098 residents and a predominantly older resident base, with a median age of 57. Households earn a median income of $78K per year, with an average household size of 2.3 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +0.7% year-on-year at the LGA level. NSW employment has moved +1.2% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. NSW also had 35 Commonwealth-backed major projects under construction, 17 underway, and 67 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are professionals, managers, technicians & trades. Employment in the area leans toward healthcare and construction. The top ancestries reported are English, Australian, Irish.

Median house prices in Berry stand at $2.1 million, having jumped by 31.7% over the last twelve months. Units have a median price of $890,000 (+3.5% YoY). The current median weekly rent is $800. This gives a gross rental yield of approximately 2.0%. The median monthly mortgage repayment is $2,167.

Berry is served by 1 school, including 1 primary. The average ICSEA score is 1067, which is above the national average of 1,000. Public transport access includes 1 rail station, 1 ferry wharf, 67 bus stops. Healthcare facilities include 1 public hospital. The crime rate in the Shoalhaven LGA is below average at 3,690 incidents per 100,000 population.

Looking at the investment signals, Gross rental yield sits at around 2.0% (low yield). Property prices are above the state median ($2.1M/$1.5M), placing it in the premium segment. The price-to-income ratio of 27.1x is considered stretched. House prices have moved +31.7% year-on-year. Population growth of +0.7% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield2.0%↓ Low Yield
Price vs State$2.1M/$1.5M↓ Above Median
Affordability27.1x↓ Stretched
Price Momentum+31.7%↑ Rising
Pop. Growth+0.7%· Stable
Development+0%· Steady
InvestmentNSW
Mortgage · mth$2,167
Rent · wk(Census)$520
Market rent · wk(2026-06)$800
Gross yield1.3%
Price / income27.1x
Sales vol (latest Q)(2025-Q4)9
Population growth · Shoalhaven LGAABS ERP
Population (2025)111,755
5-year growth+0.8% CAGR
YoY change+0.7%
20012025
Development · Shoalhaven LGAABS Approvals
Approvals (2026)816
Houses 57%Units 43%
YoY change+0%
Employment · Shoalhaven LGASALM
Unemployment (Dec-25)3.7%
YoY change+1.7pp
Dec-10Dec-25
Property investors · Postcode 2535ATO
Negatively geared6.2%
280 of filers
Avg rental loss$11,686/yr
Landlords (rental income)867
Reported capital gains643
People & prosperity
DemographicsCensus 21
Population3,098
Median age57
Household size2.3
HH income · wk$1,495
Personal income · wk$775
Persons / bedroom0.7
IncomeATO 22-23
Median income$45,433
Mean income$68,437
Earners5,975
YoY change+4%
SEIFA indexABS
Advantage (IRSAD)9/10
Education (IEO)9/10
Economic (IER)8/10
Disadvantage (IRSD)9/10
Income momentumCensus 16→21
HH income · wk$1,252 → $1,495
Change+19.4%
vs NSW median-1.2 pp
Median rent+40.5%
stablevs NSW 2016–21
Top occupationsCensus
Professionals340Managers239Technicians & Trades155Clerical & Administrative131Community & Personal Service112
Top industriesCensus
Healthcare166Construction130Professional Services112Education111Retail Trade97
Top ancestryCensus
English1,530Australian1,169Irish503Scottish445German114
Area & amenity
Local amenitiesOSM
Supermarkets1
Pharmacies1
GP / clinics2
Fuel stations2
Cafes & dining20
iga1
TransportGTFS
Rail stations1
Bus stops67
Ferry wharves1
CCP Station Rd
Wharf Rd After Old Creamery Lane
Hospitals · Shoalhaven LGAAIHW
Public3
Private2
David Berry Hospitalpublic · in suburb
Milton Ulladulla Hospitalpublic
Shoalhaven Hospitalpublic
Nowra Private Hospitalprivate
Ulladulla Endoscopy and Medical Centreprivate
Aged care · Shoalhaven LGAGEN
Facilities17
Residential places1,370
IRT Sarah Claydon141 places
Uniting Osborne Nowra136 places
Bolton Clarke Coastal Waters (PKA - Coastal Waters Aged Care)126 places
Clelland Lodge123 places
Uniting Berry106 places · in suburb
Inasmuch Community Hostel98 places
+11 more in Shoalhaven LGA
Childcare · Shoalhaven LGAACECQA
Services73
Approved places3,471
Exceeding NQS25
Little Zak's Academy Bomaderry130 places
Northside Early Learning Centre - Mollymook104 places
Bright Minds Academy South Nowra100 places
Momentum Early Learning Worrigee100 places
Peak Sports and Learning Sanctuary Point100 places
Grow Early Education Nowra Central99 places
+67 more in Shoalhaven LGA
Nearby in Shoalhaven LGA12
Vincentia$1.5M · 3,870Shoalhaven Heads$1.2M · 3,248South Nowra$975K · 3,165Mollymook Beach$1.1M · 2,531Culburra Beach$965K · 2,946Nowra Hill$1.4M · 2,141St Georges Basin$855K · 3,215Callala Bay$993K · 2,234Milton$1.2M · 1,801Narrawallee$1.2M · 1,487Jaspers Brush$2.2M · 362Hyams Beach$2.0M · 137
Tax calculatorsaustax.tools
Stamp Duty CalculatorNSW ↗Land Tax CalculatorNSW ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Strong evidence

Berry carries enough direct local evidence for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
NSW price medians are parser-guarded official records.

Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
NSW Valuer General · 2025-Q4 · Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records
medium stability · automated · every update · weekly
Available
Market rent
NSW Fair Trading · 2026-06 · State market dataset
stable source · automated · every update · monthly
Available
Crime
BOCSAR · April 2025 - March 2026 · Area-level release dataset
medium stability · automated · every update · release-based
Available
Schools
ACARA 2025 · 1 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · 1 hospitals matched
medium stability · manual file · snapshot · mixed
Available
Transport
GTFS feeds · 69 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.

Berry FAQ

Common questions
  1. What LGA is Berry in?

    Berry is in the Shoalhaven Local Government Area, NSW, postcode 2535. Council-level context for Shoalhaven LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Berry?

    The current median house price in Berry, NSW is $2.1M, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Berry?

    The median weekly rent in Berry is $800/wk, based on the current market rent dataset. The current rent signal is income-stretched rent market.

  4. What does the rent signal say about Berry?

    Income-stretched rent market: Weekly rent screens at about 92% of annual income. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Berry a good investment?

    QuickProperty's investment signals for Berry show: Low Yield, Above Median, Stretched. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Berry?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  7. How often is the Berry data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.