Surf Beach at a glance
1,834
People
$780,000
Median sale
$500/wk
Median rent
3.33%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
NSW › Surf Beach › Ocean Ave
$1,195,000
For sale
Asking
5
Bedrooms
2
Bathrooms
1
Car spaces
Districts View
No upside evidence detected in the data Districts holds for this lot.
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Asking
$1,195,000
Asking
No recorded sale for this property.
Surf Beach at a glance
1,834
People
$780,000
Median sale
$500/wk
Median rent
3.33%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
Vs Surf Beach
+53.2%
Median sale
Suburb $780,000
-1.15 pp
Gross yield
Suburb 3.33%
Suburb median $780,000 from 22 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$52,054 on top of the price (4.4% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: New South Wales schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Pre-filled with Surf Beach's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
Planning
Planning data is being calculated
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
NSWPlanning layers have not been retrieved for this property yet. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $500/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Gross yield if leased at the suburb aggregate is 2.2%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
1 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownArea
Surf Beach at a glance
1,834
People
$780,000
Median sale
$500/wk
Median rent
3.33%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by LJ Hooker Batemans BayWelcome to 31 Ocean Avenue, Surf Beach - a substantial coastal residence offering exceptional flexibility, impressive space, and an enviable lifestyle location just moments from the sand and sea.
Positioned only 500m from the pristine shores of Surf Beach, patrolled during the summer months, this versatile property also enjoys the convenience of being just 530m from the Surf Beach shopping village, featuring an IGA, medical centre, pharmacy, gourmet pizza restaurant, hair and beauty services, and a popular local caf� perfect for your morning coffee or fish and chips by the beach.
Set on a generous block, this expansive home has been thoughtfully configured to accommodate extended families, dual living arrangements, or investors seeking multiple income streams. Previously utilised as a single residence, the internal staircase remains in place and could easily be reinstated, subject to your requirements. Potential for dual occupancy would be, subject to council approval (STCA).
Upstairs - Vacant and Ready to Enjoy
The upper level is filled with natural light and captures delightful ocean views across Surf Beach from the spacious open-plan living area. A side deck provides the perfect setting to relax and take in the coastal outlook.
Features include:
� Bright open-plan living and dining area with ocean views
� Modern kitchen with abundant storage and bench space
� Three bedrooms, including an oversized master retreat (formerly the original garage)
� Built-in robes and ceiling fans to two bedrooms
� Well-appointed family bathroom with laundry provisions
� Additional storage room
� Currently vacant and ready for immediate occupation
Permanent Rental Appraisal: $580-$620 per week.
Holiday Let Appraisal (Upstairs):
� Peak Season: $2,415 per week
� High Season: $2,065 per week
� Mid Season: $1,645 per week
� Low Season: $1,470 per week
Downstairs - Established Rental Income
Currently leased to excellent long-term tenants, the lower level offers comfortable and modern living with generous proportions throughout.
Features include:
� Modern kitchen
� Elegant chandelier lighting
� Tiled living area with soaring ceilings
� Large glass doors and windows creating a light-filled interior
� Expansive concreted courtyard ideal for entertaining, family gatherings, BBQs, or children's play area
� Two oversized bedrooms
� Separate carpeted second living room, ideal as a formal lounge, media room, or additional guest accommodation
� Large combined bathroom and laundry with extensive storage
� Currently leased downstairs for $580 per week until 24 August 2026 (owner currently covers water, electricity and internet).
Exceptional Storage and Vehicle Accommodation
Whether you own a boat, caravan, trailer, or simply need workshop space, you'll appreciate the impressive rear shed measuring approximately 7.9m x 7.5m. Complete with power and rear laneway access, it provides secure and convenient storage for all your recreational vehicles and equipment.
Endless Possibilities
This is a property that truly adapts to your lifestyle. Reconnect the internal staircase to create a spacious multi-generational family home, live upstairs while retaining the downstairs tenancy, or enjoy the flexibility of holiday letting one level while occupying the other. The choice is yours.
Conveniently located just 9 minutes from Batemans Bay's shopping, caf� precinct, marina and waterfront, approximately 2 hours from Canberra and around 3.5 hours from Sydney, this is a rare opportunity to secure a versatile coastal property with outstanding lifestyle and investment appeal.
Please Note: Some images feature virtual furniture. A minimum of 48 hours notice is required for inspections due to the current tenancy.
Block size: 664m2
Council Rates: $3,155/yr
Disclaimer: All care has been taken in the preparation of this marketing material, and details have been obtained from sources we believe to be reliable. LJ Hooker do not however guarantee the accuracy of the information, nor accept liability for any errors. Interested persons should rely solely on their own enquiries and legal advice.
Listing description written by Karen Van Der Stelt, LJ Hooker Batemans Bay — reproduced as published, not verified by Districts.
NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownDevelopment applications have not been queried for this parcel.
Statutory land value versus ask
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.