Authored by the expert who managed and guided the team behind the Australia Property Pack
Yes, the analysis of Wollongong's property market is included in our pack
If you're looking to invest in Wollongong property, understanding actual rental yields is essential before you commit your money.
We wrote this guide using official data, local council sources, and our own research to give you a clear, honest picture of what landlords really earn in Wollongong in 2026.
We constantly update this blog post to reflect the latest figures, so bookmark it and check back regularly.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Wollongong.
Insights
- Wollongong units deliver around 4.3% gross yield versus just 3.4% for houses, meaning apartments outperform detached homes by nearly a full percentage point in early 2026.
- The spread between Wollongong's highest and lowest yielding suburbs is about 2.5 percentage points, so location choice can nearly double your return.
- Port Kembla and Warrawong properties often reach 5% to 5.7% gross yields, while beachside Thirroul and Austinmer struggle to hit 3.5%.
- Wollongong's vacancy rate sits around 1%, which is considered tight by Australian standards and means well-priced rentals lease quickly.
- Property management fees in Wollongong typically run 6% to 9% of rent, making them the single biggest drag on your net yield.
- The gap between gross and net yield in Wollongong is usually 0.8 to 1.3 percentage points once you budget for real ownership costs.
- A "good" gross yield in Wollongong starts at 4.5%, but hitting 5% or above usually means compromising on location or property condition.
- Landlords should budget around 1.1% of property value annually for maintenance and repairs in Wollongong, higher for older coastal houses.
- University of Wollongong and hospital precincts drive the strongest renter demand in suburbs like Keiraville, Gwynneville, and North Wollongong.
- Even in Wollongong's tight rental market, smart landlords budget 2 to 3 weeks of vacancy per year as a buffer.
What are the rental yields in Wollongong as of 2026?
What's the average gross rental yield in Wollongong as of 2026?
As of early 2026, the average gross rental yield across all residential property types in Wollongong sits at around 3.9%.
Most typical investment properties in Wollongong fall within a realistic gross yield range of 3.5% to 4.4%, depending on the suburb and property type you choose.
Compared to broader Australian benchmarks, Wollongong's yields are moderate, sitting below some regional centres but roughly in line with other coastal commuter cities near Sydney.
The single biggest factor shaping Wollongong gross yields right now is property prices, which remain elevated thanks to lifestyle demand and Sydney spillover, keeping yields compressed even when rents are strong.
What's the average net rental yield in Wollongong as of 2026?
As of early 2026, the average net rental yield across all property types in Wollongong is approximately 2.8%.
The typical difference between gross and net yields in Wollongong runs between 0.8 and 1.3 percentage points, reflecting the real costs of owning an investment property here.
Property management fees are the single biggest expense cutting into Wollongong landlords' returns, often running 6% to 9% of rent before you even count letting fees.
Most standard investment properties in Wollongong deliver net yields in the range of 2.3% to 3.3%, with the exact figure depending on how efficiently you manage costs and how much vacancy you experience.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Wollongong.
We made this infographic to show you how property prices in Australia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What yield is considered "good" in Wollongong in 2026?
Local investors in Wollongong generally consider a gross rental yield of 4.5% or above to be "good" in early 2026.
The threshold that separates average-performing properties from high performers is around 5% gross yield, though hitting this level typically means accepting trade-offs like a less premium location, older stock, or proximity to industrial areas.
How much do yields vary by neighborhood in Wollongong as of 2026?
As of early 2026, the spread in gross rental yields between Wollongong's highest and lowest yielding neighbourhoods is around 2.5 percentage points.
The highest yields in Wollongong typically come from more affordable suburbs with stable rental demand, such as Port Kembla, Warrawong, Unanderra, Cringila, and Lake Heights, where gross yields often range from 4.6% to 5.7%.
The lowest yields are found in premium coastal and village-style suburbs like Thirroul, Austinmer, Bulli, North Wollongong (beachside), and Keiraville, where gross yields often sit between 3.0% and 4.0%.
The main reason yields vary so much across Wollongong neighbourhoods is simply entry price, since buyers pay lifestyle premiums in beach suburbs that rents do not fully match.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Wollongong.
How much do yields vary by property type in Wollongong as of 2026?
As of early 2026, gross rental yields in Wollongong range from around 3.4% for detached houses up to about 4.3% for units, with townhouses and villas sitting somewhere in between at roughly 3.8% to 4.6%.
Units currently deliver the highest average gross rental yield in Wollongong, outperforming houses by roughly 0.7 to 1.2 percentage points.
Detached houses deliver the lowest average gross rental yield in Wollongong, mainly because their higher purchase prices compress returns even when weekly rents are strong.
The key reason yields differ between property types in Wollongong is that rent does not scale proportionally with price, so cheaper units generate better percentage returns than expensive houses.
By the way, you might want to read the following:
What's the typical vacancy rate in Wollongong as of 2026?
As of early 2026, the average residential vacancy rate in Wollongong sits at around 1.0%.
Across different Wollongong neighbourhoods, vacancy rates typically range from 0.7% to 1.5%, with inner-city and university-adjacent areas tending toward the lower end.
The main factor driving vacancy rates in Wollongong right now is the strong and consistent demand from students, hospital workers, and Sydney commuters, which keeps the rental market tight.
Wollongong's vacancy rate is well below the Australian average, which means landlords here generally face less downtime and can be more selective with tenants than in many other cities.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Wollongong.
What's the rent-to-price ratio in Wollongong as of 2026?
As of early 2026, the average rent-to-price ratio across all residential property types in Wollongong is approximately 3.9%, which is the same as the gross yield since both measure annual rent divided by purchase price.
A rent-to-price ratio above 4% is generally considered favourable for buy-to-let investors in Wollongong, and since this ratio equals gross yield, hitting that mark means your property is performing above the local average.
Wollongong's rent-to-price ratio is lower than many regional NSW cities but comparable to other coastal commuter towns within Sydney's orbit, reflecting how lifestyle premiums keep prices high relative to rents.
We have made this infographic to give you a quick and clear snapshot of the property market in Australia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods and micro-areas in Wollongong give the best yields as of 2026?
Where are the highest-yield areas in Wollongong as of 2026?
As of early 2026, the top three highest-yield neighbourhoods in Wollongong are Port Kembla, Warrawong, and Unanderra, with Cringila and Lake Heights close behind.
In these top-performing areas, average gross rental yields typically range from 4.6% to 5.7%, depending on the specific property and its condition.
The main characteristic these high-yield suburbs share is relatively affordable entry prices combined with stable rental demand from workers in nearby industrial and health sectors.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Wollongong.
Where are the lowest-yield areas in Wollongong as of 2026?
As of early 2026, the top three lowest-yield neighbourhoods in Wollongong are Thirroul, Austinmer, and Bulli, with premium pockets of North Wollongong and Keiraville also underperforming on yield.
In these low-yield areas, average gross rental yields typically range from 3.0% to 4.0%, which is noticeably below the Wollongong average.
The main reason yields are compressed in these Wollongong suburbs is that buyers pay substantial lifestyle and coastal premiums that weekly rents simply cannot match.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Wollongong.
Which areas have the lowest vacancy in Wollongong as of 2026?
As of early 2026, the top three neighbourhoods with the lowest residential vacancy rates in Wollongong are Wollongong CBD, North Wollongong, and Keiraville, with Gwynneville and Fairy Meadow also consistently tight.
In these low-vacancy areas, vacancy rates typically hover around 0.5% to 0.9%, meaning properties rarely sit empty for long.
The main demand driver keeping vacancy low in these Wollongong suburbs is proximity to major employment and education hubs, especially the University of Wollongong and Wollongong Hospital.
The trade-off investors face when targeting these low-vacancy areas is that property prices are higher, which compresses gross yields even though occupancy is reliable.
Which areas have the most renter demand in Wollongong right now?
The top three neighbourhoods currently experiencing the strongest renter demand in Wollongong are Keiraville, Gwynneville, and North Wollongong, all benefiting from university and hospital proximity.
The renter profiles driving most demand in these areas are university students, hospital and health workers, and young professionals seeking coastal lifestyle with city convenience.
In these high-demand Wollongong neighbourhoods, well-priced rental listings typically get filled within one to two weeks, sometimes faster during peak university intake periods.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Wollongong.
Which upcoming projects could boost rents and rental yields in Wollongong as of 2026?
As of early 2026, the top three upcoming projects expected to boost rents in Wollongong are the West Dapto growth corridor development, Port Kembla revitalisation initiatives, and ongoing Blue Mile foreshore improvements.
The neighbourhoods most likely to benefit from these projects include West Dapto and surrounding suburbs for the growth corridor, Port Kembla for the industrial revitalisation, and North Wollongong and foreshore-adjacent areas for the coastal amenity upgrades.
Once these projects are completed, investors might realistically expect rent increases of 3% to 8% above baseline growth, depending on the specific suburb and how directly the improvements affect livability and access.
You'll find our latest property market analysis about Wollongong here.
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What property type should I buy for renting in Wollongong as of 2026?
Between studios and larger units in Wollongong, which performs best in 2026?
As of early 2026, smaller units like studios and one-bedrooms tend to win on gross yield in Wollongong, but two-bedroom units often outperform on occupancy stability and tenant quality.
Studios in Wollongong typically yield around 4.5% to 5% gross (roughly A$350 to A$400 per week rent, or about US$230 to US$260 / EUR 210 to EUR 240), while larger two-bedroom units yield around 4% to 4.5% gross (around A$500 to A$580 per week, or about US$325 to US$375 / EUR 300 to EUR 345).
The main factor explaining why smaller units often outperform on yield is that rent does not scale proportionally with size, so compact stock near the university and CBD commands strong weekly rates relative to purchase price.
One scenario where a larger unit might be the better choice is if you are targeting long-term professional tenants or couples, since two-bedroom apartments attract a broader tenant pool and typically see lower turnover in Wollongong.
What property types are in most demand in Wollongong as of 2026?
As of early 2026, well-located units and apartments in Wollongong's CBD, inner ring, and beach-adjacent suburbs are the most in-demand property type among renters.
The top three property types ranked by current tenant demand in Wollongong are: first, units and apartments near the CBD and university; second, family-friendly houses close to schools and transport; and third, low-maintenance townhouses and villas that offer a house-like feel without full upkeep responsibilities.
The primary trend driving this demand pattern is a mix of students, health workers, and young professionals seeking walkable, low-maintenance living, combined with families wanting good schools and easy Sydney commutes.
One property type currently underperforming in demand is older, larger houses in less accessible suburbs, which attract fewer tenants and often sit vacant longer due to higher rents and maintenance expectations.
What unit size has the best yield per m² in Wollongong as of 2026?
As of early 2026, units in the 45 to 70 square metre range (typically one to two bedrooms) deliver the best gross rental yield per square metre in Wollongong.
For this optimal unit size, you can expect gross rental yields of around A$180 to A$220 per square metre per year (roughly US$115 to US$145 / EUR 105 to EUR 130 per m² annually), depending on location and condition.
The main reason smaller or larger units tend to have lower yield per square metre is that very compact studios can be harder to let consistently, while larger units add space that does not generate proportionally more rent.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Wollongong.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Australia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What costs cut my net yield in Wollongong as of 2026?
What are typical property taxes and recurring local fees in Wollongong as of 2026?
As of early 2026, annual council rates for a typical rental apartment in Wollongong run approximately A$1,400 to A$2,200 (roughly US$900 to US$1,430 / EUR 830 to EUR 1,310), depending on land value and the rating category.
Other recurring local fees Wollongong landlords must budget for include domestic waste service charges of around A$391 per year (about US$255 / EUR 235) and, for landlords with total NSW landholdings above the threshold, potential land tax obligations.
Together, these taxes and fees typically represent around 5% to 8% of gross rental income for a standard Wollongong investment property, eating into your net yield before you even consider other costs.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Wollongong.
What insurance, maintenance, and annual repair costs should landlords budget in Wollongong right now?
Annual landlord insurance for a typical Wollongong rental property costs approximately A$400 to A$900 (roughly US$260 to US$585 / EUR 240 to EUR 540), depending on coverage level, excess, and property type.
The recommended annual maintenance and repair budget in Wollongong is around 0.8% to 1.5% of property value, with a sensible default of about 1.1%, which translates to roughly A$8,000 to A$12,000 per year for a mid-range property (about US$5,200 to US$7,800 / EUR 4,800 to EUR 7,200).
The type of repair expense that most commonly catches Wollongong landlords off guard is weather-related damage to older coastal houses, including salt corrosion, roof repairs, and moisture issues that are more common near the beach.
In total, landlords should realistically budget around A$10,000 to A$15,000 per year (roughly US$6,500 to US$9,750 / EUR 6,000 to EUR 9,000) for combined insurance, maintenance, and repairs on a typical Wollongong investment property.
Which utilities do landlords typically pay, and what do they cost in Wollongong right now?
In Wollongong, tenants typically pay for electricity, gas, and internet, while landlords commonly cover the fixed service component of water charges, with usage often passed to tenants if the property meets water-efficiency requirements and is separately metered.
For landlord-paid utilities (mainly water service charges), the monthly cost in a typical Wollongong rental unit runs approximately A$25 to A$50 (roughly US$16 to US$33 / EUR 15 to EUR 30), or around A$300 to A$600 annually (about US$195 to US$390 / EUR 180 to EUR 360).
What does full-service property management cost, including leasing, in Wollongong as of 2026?
As of early 2026, the typical monthly property management fee for full-service management in Wollongong is around 6% to 9% of rent (plus GST), which on a A$600 per week rental works out to roughly A$155 to A$235 per month (about US$100 to US$150 / EUR 95 to EUR 140).
On top of ongoing management, the typical leasing or tenant-placement fee in Wollongong is around one to two weeks' rent, which means an additional A$600 to A$1,200 (roughly US$390 to US$780 / EUR 360 to EUR 720) each time a new tenant is placed.
What's a realistic vacancy buffer in Wollongong as of 2026?
As of early 2026, landlords in Wollongong should set aside around 4% to 6% of annual rental income as a vacancy buffer, even though the market is currently tight.
In practical terms, this means budgeting for roughly two to three vacant weeks per year, which covers turnover between tenants and any minor delays in reletting.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Wollongong, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Australian Bureau of Statistics (ABS) - 2021 Census QuickStats | ABS is Australia's official statistics agency, and Census data is the gold standard for local demographics and housing context. | We used it to ground the shape of Wollongong's housing and renting base, including dwelling counts and typical rent levels. We used it to keep yield commentary anchored in real local household realities. |
| .id Community Profile (Wollongong) | .id publishes council-grade community profiles built from ABS Census data in a very transparent way. | We used it to confirm which property types are genuinely common in Wollongong, such as separate houses versus medium and high density. We used it to justify which property types we include in a mixed yield estimate. |
| Wollongong City Council Housing Monitor | This is Wollongong Council's own housing monitor, designed for planning and policy decisions. | We used it to sense-check medium-term price trends and local market direction. We used it as a public-sector reality check against private-market figures. |
| realestate.com.au (Wollongong 2500) | It's one of Australia's biggest property platforms and publishes consistent suburb-level price, rent, and yield summaries. | We used it for January 2026 current medians for rent, prices, and indicative yields for houses versus units. We then blended those into an all-property-type estimate using Wollongong's dwelling mix. |
| AreaSearch (NSW Valuer General-derived sales trends) | It compiles sales evidence from NSW's official land and property transaction ecosystem and shows the period used. | We used it to cross-check suburb-level sale-price levels for late 2025, closest to January 2026. We used it to avoid relying on a single platform's medians. |
| Domain (Wollongong 2500) | Domain is a major property research publisher with a long-running methodology for suburb indicators. | We used it as a second private-sector benchmark for suburb pricing and rent context. We used it mainly for triangulation on direction and ballpark, not as the sole input. |
| SQM Research (Wollongong vacancy rates) | SQM is a widely cited Australian housing analytics firm and clearly explains how it builds vacancy rates. | We used it for the definition and construction of vacancy rate so the reader knows what the number means. We used it to align our vacancy buffer assumptions with a standard market metric. |
| Revenue NSW (land tax thresholds and rates) | Revenue NSW is the official authority for NSW land tax rules and rates. | We used it to explain when land tax does and doesn't hit landlords in Wollongong. We then translated that into a practical net-yield cost line for investors who cross the threshold. |
| NSW Government (water charges in rental properties) | This is an official NSW Government guidance page for landlord and tenant responsibilities. | We used it to explain which water costs can be passed to tenants and when. We used it to avoid overestimating landlord-paid utilities in net yield. |
| Sydney Water (residential pricing 2025-26) | Sydney Water publishes the regulated tariffs households are actually billed. | We used it to put a realistic annual water and wastewater bill range into landlord budgeting for early 2026. We used it as a credible anchor when estimating landlord-paid service charges. |
| IPART (NSW regulator - water prices media release) | IPART is the independent NSW pricing regulator, and it sets and approves key regulated prices. | We used it to corroborate the typical bill order of magnitude for 2025-26. We used it as a regulator cross-check on Sydney Water's own pricing page. |
| Australian Energy Regulator (AER - Default Market Offer 2025-26) | AER is the national regulator that sets the default electricity price cap benchmark in NSW. | We used it to anchor what electricity costs in NSW in early 2026 without relying on retailer marketing. We used it only as a benchmark, because many tenants won't be on the default offer. |
| Wollongong City Council (domestic waste fees 2025-26) | It's the local government's official schedule for household waste service charges. | We used it as a concrete, local recurring cost that can hit landlords via rates and charges. We used it to make net-yield budgeting feel real rather than generic. |
| Wollongong City Council (Delivery Program and Operational Plan) | This is the council's published pipeline of works and projects for strategic planning. | We used it as the authoritative list of place-based infrastructure and development initiatives. We translated amenity, access, and jobs improvements into rental-demand impacts. |
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