Bouddi Peninsula

Suburb due-diligence


Hardy's Bay, Pretty Beach, Killcare, MacMasters Beach & Wagstaffe 

The Bouddi Peninsula is a coastal South-Eastern suburb of the Central Coast. The suburbs that we like in the region are Killcare, Killcare Heights, Hardys Bay, Pretty Beach, Wagstaffe and MacMasters Beach. You have access to our research, area maps, suburb data and sold properties for reference.

The Numbers





Increasing/Decreasing Population

The population has remained steady since 2006 showing continual growth in the area.


Vacancy Rates

1.7% and this has decreased over the past 12 months showing demand is growing in the area


Average Days on Market

138 days on average to sell a home.


Auction Clearance Rates
Most properties sell by private treaty.


Ratio of Renters to Owner Occupied

30% are renters / 70% are owner occupied. We prefer renters to be under 35%. More owner occupiers generally mean properties are better looked after in the area.


Supply vs. Demand

DSR (Demand Supply Ratio) score of 56. The DSR is a number out of 100 that gauges the demand relative to supply for a residential property market. We look for this to be always over 50. 60 is great, 70 is excellent.


Housing Affordability 

23% of the household income on average goes towards paying the mortgage in the region. We prefer this number to be under 40%.


Median Rental Return (Short Term)


There aren't sufficient data representing long term rentals as holiday leases are popular in this region. However, for budgeting purposes, you could take $500 - $600/wk.


Median House Price -
(MacMasters Beach)

3 bedroom - $827,500

4 bedroom - $972,000

5 bedroom - $1,036,000


Recent Sold Price Range -

3 bedroom - $1.2m - $3.4m

4 bedroom - $1.2m - $1.5m

5 bedroom - $1.3m - $2.95m


For Sale Now (Online) -

3 bedroom - 3

4 bedroom - 4

5 bedroom - 1


Last 12 Months Capital Growth - 

(MacMasters Beach)



Renovation Potential 

Based on our parameters, the region presents ok value for renovating based on the median price of properties sold un-renovated vs. properties sold renovated. If this was the key strategy, we wouldn't recommend buying in the region. 



Click here for the Central Coast Infrastructure Priority List


Public Transport

Closest train station - Woy Woy and/or Gosford (20 minutes to either by car).

Time to Sydney CBD - 1h 25m from Woy Woy 1h 32m from Gosford.


Schools Catchment

Pretty Beach Public School - 1km

Holy Cross Catholic School - 7km

Kincumber High - 7km

Central Coast Adventist - 10km

Gosford High - 12km

Central Coast Rudolf Steiner - 21km

St Peters Catholic College - 25km

Our Thoughts

Bouddi Peninsula is situated 12km South East of Gosford. The local government area is Central Coast Council.
Like the Central Coast as a whole, the Bouddi Peninsula has experienced amazing capital growth over the last two years. However, it still sits within your budget which is most important. 
Housing in the Peninsula is generally a mix of weatherboard and new modern architecturally designed homes. Houses have great bones and sit on large blocks of land. The terrain is generally a little hilly which would make it tricky - but not impossible - to extend out and add a bedroom or living areas.
Supply in Bouddi Peninsula is tightly held, which can be a good thing - it does, however, mean that there is high demand for property in the area. By looking at the data and trends for selling houses in the area, there's definitely still opportunities to purchase at a great price with good conditions. 
Properties in your price range will generally be in great condition and easily habitable with water views. If there are any required renovations, we will identify these needs when presenting properties and provide a summary of the required works and estimate the cost associated with that. If we do progress and the renovations are something that you'd like to progress with, we would supply you with a full financial feasibility study.
Suburb data
Hardys Bay
Pretty Beach
MacMasters Beach

Local Golf Course

Local Rugby Club

Recent Sales