Coffs Harbour Property Market: 4.9% Yield, But 54 Score | Suburb Check

Coffs Harbour — you asked us to run the numbers, and the headline is simple: it scores 54 out of 100, with a 4.9% house yield and still-heavy vendor discounting. → Blended median: $900,000 → Actual median house sale (last 90 days): $471,000 → Median asking price for houses: $584,000 → Vendor discounting: 14.6% over the past year, 10.2% in the last quarter → House rental yield: 4.9% (up from 4.5%) → Vacancy: 1.1% over the year, 1.5% in the last 90 days The verdict: Coffs Harbour is a negotiator’s market, not a momentum market. The income case is real, but the market is still working through price discovery, so buyers need to underwrite carefully and buy off sold comps, not listing prices. Download our no-cost Top Five Markets Report 2026 → https://ripe.house/coffs Want your suburb checked next? Drop it in the comments. Subscribe for more Suburb Check videos. #CoffsHarbour #NSWProperty #AustralianProperty #PropertyInvesting #SuburbCheck This video is general information only and not financial or investment advice. Consider your own circumstances and seek professional advice.

Coffs Harbour, beaches, bananas, half a million dollars for a house, and more property hype than almost any regional city on the east coast. So here's a number that might annoy some people. Our system scores it 54 out of 100, dead average, not a trap, not a rocket, the middle of the pack. And here's the number that makes this episode worth watching. A suburb 10 minutes down the road scores 97, at raw rank, fifth in the entire country. And nobody is making videos about it. John asked for Coffs Harbour. Let's do the whole picture. First, the usual honesty check on the headline number because Coffs is a textbook case. The blended median prints at $900,000. The actual median house sale in the last 90 days, 471,000. The blend gets dragged up by units, lifestyle, acreage, and mixed stock. And now, look at this gap. The median asking price for houses is 584,000. But they're selling at 471,000 and vendors have been discounting 14.6% off ask over the past year. In Coffs Harbour, the asking price is an aspiration. Remember that number. It becomes your leverage later. The city itself, about 26,000 people in the core suburb, growing at 3.5% over three years. And that growth is accelerating up from around two. Urban age 43, 57% owner occupied. Household incomes are rising 6.2% a year, top 15% of the country, which is a genuinely strong driver. The asterisk, unemployment at 7.3%, higher than nearly three quarters of Australian suburbs. Keep both of those in the ledger. Now the bull case, because it's real, rental yield on houses has climbed from four and a half to 4.9% in the last quarter. That puts Coffs in the top 9% of the country for yield and it's rising, not falling. Houses that took 68 days to sell across the year are now moving in 28. Rents are holding at 450 a week and new supply is modest, 116 dwellings in six months, well under 2% of stock. There's a solid income and affordability story here. And now the bear case, because it's just as real, that 14.6% discounting has improved to 10.2% in the last quarter. Better, but still elevated. Sellers are still meeting the market on the way down. Vacancy is moving the wrong way, 1.1% over the year, one and a half in the last 90 days. And the monthly medians are chop, down 2.2% in June, up 3.4% in May, up one in April. This is not a market in a trend, it's a market in a negotiation. And that's exactly why the score is 54. Watch how it nets out yield, 91st percentile. Income growth, 85th, population growth, 75th. Against that, unemployment in the bottom third, discounting among the highest on the coast and momentum that can't pick a direction. Strong fuel, weak spark. The system isn't saying avoid coughs, it's saying coughs won't do the work for you. Quick beat before the twist, because this scoring anatomy you just watched is the exact machinery behind our five market environments report. Same system, run across every market in the country, landing on the five environments we'd actually put money into this year, with every number shown, nothing hidden. It's free. The link is on screen and in the description. And if you're weighing a coastal move like coughs, it's the national context you need. Now, the suburb nobody talks about. Bone Bee East, 10 minutes south of the cough CBD, R score 97, raw rank five in all of Australia. Median house, 578,000, vacancy around 1.2%. And here's my favourite number, 73% owner occupied, the highest in the region. With almost nothing new being built, 1.2% supply, tightl