Broulee, NSW
FAIR VALUE2,321 sales · 36 years of data · NSW, Australia
Broulee, NSW Property Market Overview
Broulee, NSW, 2537, is a charming coastal suburb located on the south coast of New South Wales, offering a relaxed lifestyle and stunning natural beauty. With 36 years of recorded sales data and a total of 2,321 sales, Broulee's property market presents a well-established history. The current median property price for all types is $925,000, with houses commanding a median of $1,050,000 and apartments at $720,000.
Broulee's popularity stems from its pristine beaches, family-friendly atmosphere, and proximity to essential amenities. The suburb provides a blend of coastal living and convenient access to nearby towns, making it an attractive option for a diverse range of buyers. The historical data and consistent sales activity highlight the enduring appeal of Broulee's property market.
Property Mix
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Every figure backed by NSW government sale records
What Subscribers See
A preview of the full analysis available for Broulee
Top streets in Broulee, NSW by median sale price
See which streets command the highest prices and how many sales back each ranking.
| # | Street | Median Price |
|---|---|---|
| 1 | Train St | $790,000 |
| 2 | Woolabar Dr | $1,220,000 |
| 3 | Smith St | $657,500 |
| 4 | Heath St | $1,167,500 |
... and 84 more streets available
Subscribers also see:
- Street price per m² analysis
- Street annual growth rates (CAGR)
- Premium vs discount % comparison
Streets by price per square metre
Compare land and building value across streets — essential for finding underpriced pockets.
| # | Street | Median $/m² |
|---|---|---|
| 1 | Hedley Way | $1,848/m² |
| 2 | Heath St | $2,081/m² |
| 3 | Azure Ave | $2,324/m² |
| 4 | Martin Pl | $1,602/m² |
... and more $/m² rankings
View full $/m² data →Fastest growing streets by median price
10-year compound annual growth rate (CAGR) by street — see which streets are outperforming the suburb.
| # | Street | 10yr CAGR |
|---|---|---|
| 1 | Train St | +9.3% |
| 2 | Smith St | +8.7% |
| 3 | Elizabeth Dr | +10.0% |
| 4 | Griffiths Run | +7.6% |
... and more street growth rates
See all growth rates →Past growth rates are not indicative of future performance. This data is for informational purposes only.
Building-by-building comparison
| # | Address | Median |
|---|---|---|
| 1 | 44 Train St | $710,000 |
... and 16 more buildings
Compare individual buildings by price per sqm, median unit price, and sales volume. Identify which buildings are gaining or losing value relative to the suburb average.
View full building data →Flipper risk & hold period analysis
Properties resold within 2 years may signal problems — structural issues, noisy locations, or overpayment. See hold period distribution and flagged streets.
See flipper risk data →Settlement times & problem streets
Extended settlement times can indicate building defects, financing difficulties, or legal issues. See which streets have the longest settlement periods.
See settlement data →Density & development tracking
Track which streets are converting from houses to apartments. Understand how density is changing the suburb's character and property values over time.
See density trends →Unlock the full Broulee analysis
88 streets and 20 buildings to explore
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Broulee at a Glance
Broulee, NSW
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Local Amenities
Living in Broulee, NSW
Broulee offers a relaxed coastal lifestyle with stunning beaches and a strong sense of community. Residents enjoy easy access to Broulee Beach, known for its excellent surfing and swimming conditions. The nearby Broulee National Park provides opportunities for bushwalking, birdwatching, and exploring the natural environment.
Families are drawn to Broulee for its safe and friendly atmosphere. While there is no train station directly in Broulee, convenient bus services connect the suburb to nearby towns such as Batemans Bay and Moruya. Broulee Public School provides education for primary school children, and there are a range of shops and cafes in the local area. The overall vibe of Broulee is laid-back and welcoming, making it an ideal place to raise a family or enjoy a peaceful retirement.
Essential amenities are easily accessible, ensuring a comfortable and convenient lifestyle for Broulee residents.
Who Buys in Broulee?
Broulee attracts a diverse range of buyers, including families, retirees, and those seeking a coastal lifestyle. The median house price of $1,050,000 suggests that families with established incomes are drawn to the area for its spacious homes and family-friendly environment. The presence of Broulee Public School further enhances the suburb's appeal to families.
The apartment median of $720,000 and the 14.0% strata percentage also attract first-home buyers and downsizers seeking more affordable or low-maintenance options. While the 10-year CAGR of 9.4% may attract some investors, the overall market dynamics suggest that Broulee is primarily driven by owner-occupiers seeking a desirable lifestyle.
Market Analysis
Broulee's property market, as of early 2026, is assessed to be near its long-term trend, indicating fair value. This means that current property prices are generally aligned with historical growth patterns and market fundamentals. While the market may experience fluctuations, Broulee is not currently considered significantly overvalued or undervalued.
For prospective buyers and sellers, this cycle position suggests a balanced market dynamic. Price movements are likely to be more moderate, reflecting underlying economic conditions and buyer sentiment. Monitoring market activity and considering individual circumstances remains crucial for making informed property decisions in Broulee.
Is Broulee a Good Investment?
Broulee's property market demonstrates consistent growth and stability, making it an attractive location for long-term investment, although no investment advice is given. The suburb's historical performance, as evidenced by the 10-year CAGR of 9.4% and the full-period CAGR of 6.6%, highlights its potential for capital appreciation. However, it is important to note that past performance is not indicative of future results.
The current cycle position of near its long-term trend suggests that Broulee's property values are currently aligned with their historical growth patterns. This indicates a balanced market dynamic, where prices are neither significantly overvalued nor undervalued. Factors driving property values in Broulee include its desirable coastal location, strong community spirit, and proximity to essential amenities. The limited supply of land and increasing demand for coastal living further contribute to the suburb's enduring appeal. However, potential investors should always conduct thorough due diligence and seek professional financial advice before making any investment decisions.
Broulee Market Outlook
As of early 2026, Broulee's property market is exhibiting signs of stability and moderate growth. The market is assessed to be near its long-term trend, suggesting fair value. Recent price trends indicate a steady increase in property values, reflecting ongoing demand and limited supply.
While the market is not experiencing rapid growth, the underlying fundamentals remain strong. Broulee's desirable coastal location, family-friendly environment, and proximity to amenities continue to attract buyers. Monitoring market activity and considering individual circumstances remains crucial for making informed property decisions in Broulee.
Streets & Location in Broulee, NSW
Broulee, postcode 2537, benefits from its prime coastal location and proximity to essential amenities. Several streets are highly sought after, with WOOLABAR DR, HEATH ST, and TRAIN ST consistently commanding high median prices. These streets offer desirable features such as ocean views, proximity to the beach, or convenient access to local shops and services.
With a total of 88 streets, Broulee provides a variety of living options, each with its unique character and appeal. The suburb's location on the NSW south coast makes it an attractive destination for those seeking a relaxed coastal lifestyle.
Market Dynamics
Market activity in Broulee is characterised by relatively efficient transaction timeframes. The average settlement time for properties in Broulee is approximately 50 days, indicating a smooth and streamlined sales process. This efficient timeframe benefits both buyers and sellers, facilitating timely completion of property transactions.
Currently, there is no data available regarding 'quick-flip' percentages in Broulee. However, the consistent sales activity and established market dynamics suggest a stable and predictable market environment. Monitoring sales volumes and settlement times remains important for understanding the ongoing dynamics of the Broulee property market.
Development & Density
Broulee maintains a balanced development density, characterised by a mix of houses and apartments. The suburb features approximately 20 apartment buildings, contributing to the diversity of housing options available. Houses remain the dominant property type, offering spacious living and larger land sizes.
The 14.0% strata (apartment) percentage reflects a moderate level of apartment development, providing options for those seeking lower-maintenance living or investment properties. Broulee's development density ensures a blend of residential styles, catering to a variety of lifestyle preferences and needs.
Growth & Property Mix
Historically, Broulee has demonstrated solid growth in property values. The suburb boasts a 10-year Compound Annual Growth Rate (CAGR) of 9.4%, reflecting a strong upward trend over the past decade. Looking further back, the 20-year CAGR stands at 5.2%, and the full-period CAGR over 36 years is 6.6%. These figures indicate a consistent appreciation in property values over the long term.
The property mix in Broulee includes both houses and apartments, with apartments accounting for approximately 14.0% of the market. Understanding these historical growth rates and the property composition provides valuable context for assessing Broulee's market dynamics.
All data on this page is sourced from NSW government property sale records. Market analysis, cycle positions, growth rates, and all other metrics are provided for informational purposes only and do not constitute financial, investment, legal, or property advice. Always seek independent professional advice before making any property or financial decisions.
This information is based on historical sales data and does not constitute financial, investment, or property advice. Past performance is not indicative of future results. Always consult a qualified professional before making property decisions.