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Buff Point

POSTAL CODE: NSW, 2262
HOUSE

Property investors enjoyed capital gains of 0.36% over the last 12 months in BUFF POINT, translating to lower returns compared with its peers in NSW.

Figures from the previous quarter show that capital gains for real estate buyers in BUFF POINT are low, as opposed to average gains per annum over the past five years.

The suburb posted a 12.93% growth in median prices over a three-year period. This is considerably higher than the gains it recorded over the past year.

This number can mean, real estate investors could earn a rental income of $575 based on current median home prices for the suburb.

On average, rents on listings have reached the $575 mark, reflecting a 3.55% increase in returns based on the current median price in BUFF POINT.

BUFF POINT, 2262 ranks 1059th in NSW in terms of median property value increase and capital gains, based on year-to-date figures.

While it ranks 446th on the list of best yielding suburbs for rental properties in NSW, posting a 3.55% return.

Surburb overview

Buff Point is a suburb in the Central Coast region of New South Wales and falls under the governance of Central Coast Council. 

The locality sits approximately 110 kilometres north-northeast of the Sydney central business district, making it within commuting range yet distinctly outside the metropolitan core.

At the 2021 Census, the population recorded for Buff Point was 3,559, reflecting modest growth of around 1.4 per cent since 2016. The median age of residents stands at roughly 44 years.

A dominant share of dwellings are separate houses, and the suburb is characterised by a high proportion of owner-occupiers, with around 75 per cent of homes owner-occupied in recent years.

Public transport usage is relatively low in Buff Point. The majority of commuters travel by car (approximately 87.8 per cent), with only about 1 per cent using the bus and train usage under 1 per cent.

While there are bus links via neighbouring centres, rail access requires connecting travel to stations further afield. Essential services such as shopping, healthcare and schools are accessed mainly in nearby suburbs, with local provision supplemented by larger retail hubs.

Buff Point is located adjacent to water bodies, wrapping around the edge of Lake Budgewoi, offering recreational opportunities such as fishing, boating, and lakeside walking. Nearby open spaces such as Edgewater Park and foreshore pathways enhance the lakeside amenity. 

The zoning profile shows a substantial portion of the suburb is zoned R2 Environmental Living (63.12 per cent) and RE1 Low Density Residential (13.16 per cent), indicating a mix of semi-rural and low-density residential housing.

In the housing market, recent data shows a median house sale price of around $825,000 over the 12 months to October 2025, with growth of around 1.2 per cent. Median rent for houses is approximately $550 per week, and rental yield sits around 4.1 per cent.

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