Thinking about buying a home on the Central Coast of New South Wales? Whether you're looking for a family home, a coastal investment property, or a peaceful place to retire, the Central Coast is one of the most beautiful places to live in Australia. But before you buy, there are a few important things to check that could save you stress, money, and future problems.
From flood prone land and bushfire risk zones to crime rates by suburb, dog friendly beach access, and primary school catchments, this guide covers everything buyers wish they’d known before purchasing property on the Central Coast.
This is what every smart homebuyer should research before purchasing real estate on the Central Coast, they are things that I as an architect constantly talk to people who have just purchased on the Central Coast about and are based on what they tell me, they are the things people are often unpleasantly surprised by and as an architect I'd like to have less conversations like that.
So many people buy a house and are understandable surprised that it is flood prone because it is so high up - it is on a flood path though. Or are surprised by the cost of building and insurance because of its bushfire zoning. There is nothing wrong with buying homes with those overlays - you really need to understand before you purchase so that you know what can be done on a site and how expensive it will be.
If you find this guide useful, it may also be worth checking out the article on What to do When you have moved to the Central Coast. Its full of free or heaviliy subsidised by council things that are handy to know about.
How to check if land is buildable?
- Flood
- Bushfire
- Crime
- Dog Areas
- Primary Schools
- Site Area and Land Evaluation
- Site width
- Nearby bushwalks
- Green areas nearby that won't get built out
- Percentage of Renters and Rental Vacancy
Here is a guide to working out if your property is flood prone.
If my site is flood prone, what should I do?
One of the first things to check before buying a house in the Central Coast is whether the land is flood affected. Many coastal homes are close to creeks, rivers, and low-lying zones, and even light rainfall can cause major issues. Ground water can often flow from nearby ridgelines and be an issue.
If you are planning to do an extension or new build on your property, then Central Coast Council will require you to build above the minimum habitable flood level. If your property has an associated flood risk then you will need to purchase a Flood Information Certificate from council which costs $370. You will also need a survey so that you can determine how much higher you need to build than the existing ground level. Here is a guide to applying for a Flood Information Certificate.
Here is a guide to working out if your property is at risk of bushfire.
If my site is Bushfire prone, what should I do?
With vast stretches of national park and bushland, bushfire risk is a real consideration in many Central Coast suburbs, even in small areas like Copacabana or Bensville.
If you're building, renovating, or planning a dual occupancy, your BAL rating (Bushfire Attack Level) determines what approvals and materials are required.
If you are planning to do an extension or new build on your property, then Central Coast Council or a Complying Development Application will require you to build to the appropriate bushfire protection level, so you will need to get a bushfire report to see what your BAL (Bushfire Attack Level) is. If you are BAL 40 or BAL FZ you cannot go through the complying development application pathway and need to lodge a Development Application and Construction Certificate. For bushfire reports I usually use Kristan Dowdle: Kristan@cdasurveys.com.au, it is fine if you have a different one though. Here is a good guide to fire resistant planting in Victoria, many of which are relevant in NSW.
Here is a guide to working out if your home is in a high crime area.
Living in a safe home is wonderful, not having to worry about your safety is paramount. If you don't feel safe in an area, please don't put yourself through the stress of living there. Search using this guide and also go back at night to see how safe you feel before living in a property. Don't just fall for a lovely street in the daytime, do your research into the crime rate of the suburb you're buying in. Come back at night on a Friday or Saturday and see what it is like. A lower price tag might reflect past issues, and it's better to know before you buy.
Here is a guide to finding dog areas on the Central Coast
The Central Coast has many beautiful beaches and outdoor areas, about every second beach on the coast is a dog beach, its a great place to have a dog as part of the family. The only thing is that dogs are not permitted in many reserve areas on the Central Coast so its good to know that too. Here is how to access and read the Central Coast Council Online mapping that shows all these areas.
If you’re moving with a dog, dog friendly suburbs on the Central Coast will matter. While half the coastline welcomes dogs, many nature reserves and national parks strictly prohibit them, find out which ones.
Here is a guide to finding primary schools on the Central Coast
It can be hard to know what the best school is - often it is the school that suites your kids really.
Without that though we can only look at exam results. Here is how to find the best primary schools on the Coast based on NAPLAN results. Take this with a grain of salt, there is more to life than exam results. I have heard many good things about schools that are low on this list.
If you're buying with children in mind, or planning ahead, school catchment zones and NAPLAN results are important. Even if your kids are toddlers, the right school nearby adds value and reduces commuting stress.
Having good friends that live next door and not having a big commute to school can really raise your quality of life. Here are the results based on the NAPLAN results for year 3 only.
Go and visit the school to get a feel for it, see what your kids think as well.
6. Site Area and Land Evaluation:
Why does it matter how big my site is or what its value is?
If you are planning to do a project on your site such as a dual occupancy, there is often a minimum site area that you need so its worth getting accurate information about the site area before you start a project. The land valuation also effects the council taxes and land tax, so its worth knowing before you buy. This is a simple way to find your site area and the value of the property. If you’re planning to build a granny flat, a dual occupancy, or subdivide in future, you need to know the minimum lot size for dual occupancy in Central Coast Council, and the site width requirements.
Why does it matter how wide my site is?
If you are planning to do a project on your site such as a dual occupancy, there is often a minimum width that you need so its worth getting accurate information about the site before you start a project. The land valuation also effects the council taxes and land tax, so its worth knowing before you buy. This is a simple way to find your site area and the value of the property.
Find out if there are any bushwalks where you are considering living
Green space and bushwalks are so beneficial to your physical and mental health. The Central Coast has so many wonderful council reserves, State Forests and National Parks. See how close your new home is to a bushwalk.
9. Green Areas that won't get built out:
Green views can increase your health and wellbeing - here is how to check if your house has green views that won't get built out
Green space and bushwalks are so beneficial to your physical and mental health. The Central Coast has so many wonderful council reserves, State Forests and National Parks. This is how you can check if the green areas around your house are part of the Central Coast Council's Open Space System and won't get built out by other developments. If lifestyle and wellbeing are a priority, search for homes near bushwalking tracks or green space with long term protection. Proximity to nature boosts both property value and quality of life.
10. Percentage of Renters in an Area and Rental Vacancy:
Generally in good areas, rental rates are less than 30% and house vacancies are less than 3%, here is how to check for a suburb.
If you are buying your own home or looking to invest, the percentage of rental properties and rental vacancy will let you know if you are surrounded by other home owners which leads to higher prices.
11. Is it a North facing site or home?
A north facing home means that you get sun in the house and backyard during winter and don't get sun in the house in summer.
Learn how to identify a house with good passive design.
A sloping site can be a lot more expensive to build on and harder to make accessible.
Learn how to identify the slope of a site or property.
Things to change before signing a contract with a builder
Alternatively you can talk to us here and we'll look up all these details for you.