Where Are the Richest Suburbs in NSW? And Why More Buyers Are Turning to the Central Coast (2025 Insight)

Team Keelan Insights

When people think of prestige real estate in NSW, Sydney’s eastern suburbs almost always top the list — for good reason.

Point Piper, Bellevue Hill and Vaucluse continue to dominate the luxury market with harbourside mansions, international buyer demand and some of the most exclusive addresses in the country.

But in 2025, prestige buyers are widening their search. With lifestyle now a bigger priority than ever, a growing portion of high-net-worth families and executives are choosing to look beyond Sydney.

And one region keeps appearing on their radar:

The Central Coast.

This insight breaks down where the richest suburbs in NSW are today — and why the Central Coast is becoming one of the state’s most compelling high-end lifestyle markets.

Sydney’s Prestige Leaders: The Richest Suburbs in NSW

Sydney still sets the benchmark for prestige property. The most expensive suburbs continue to include:

Point Piper - World-class trophy homes, limited supply and record-breaking sales.

Bellevue Hill - Large estates, exclusive schooling options and long-term prestige appeal.

Vaucluse - Cliffside views, harbourside luxury and historically strong upward growth.

Mosman (Lower North Shore) - Family prestige with a mix of waterfront homes, heritage properties and strong expat demand.

Double Bay - Luxury apartments, elite shopping and a cosmopolitan lifestyle minutes from the CBD.

These suburbs command the highest medians in NSW — but with prices continuing to climb and lifestyle preferences rapidly shifting, more buyers are exploring alternatives that offer space, privacy and coastal living.

Why High-End Buyers Are Turning to the Central Coast

The Central Coast has transitioned from a holiday-home destination to a genuine luxury lifestyle market. High-income buyers are increasingly choosing the region for several reasons:

• 1. Lifestyle Without the Congestion

Prestige buyers are prioritising:

· Space

· Ocean views

· Beaches

· Nature

· Privacy

The Central Coast offers all of these without the intensity and density of Sydney.

Suburbs such as Avoca Beach, Wamberal, Killcare, Macmasters Beach and Terrigal deliver a lifestyle that simply isn’t possible in the city.

• 2. Exceptional Value at the High End

A $7–$20 million budget in Sydney can secure harbour frontage in certain pockets, but it rarely offers:

· Large land parcels

· Absolute beachfront

· Privacy

· Panoramic ocean views

· Architectural homes with space

· True coastal living

That same budget on the Central Coast can deliver:

· Beachfront homes with direct sand access

· Architect-designed residences

· Expansive water views

· Acreage lifestyle properties

· Unmatched privacy and space

Prestige buyers are realising the Coast delivers more lifestyle per dollar than almost anywhere in Sydney.

• 3. Better Balance for Hybrid Work

The shift to remote and hybrid work has unlocked the Coast for many families who previously needed daily CBD access.

With:

· M1 upgrades

· Gosford Hospital precinct expansion

· Growing private schooling options

· Gosford CBD revitalisation

…the region now appeals to executives and professionals who want the best of both worlds — city access when needed, and coastal living every day.

Central Coast Suburbs Showing Prestige Momentum

These suburbs are gaining attention from high-income buyers and frequently appearing in luxury searches:

Terrigal - Boutique apartments, renovated family homes and a strong dining scene.

Wamberal - Prestige beachfront homes, peaceful streets and exceptional long-term value.

Avoca Beach - Architectural homes, surf culture, lagoon lifestyle and a tight community.

Killcare & Hardy’s Bay - Exclusive, artistic and tightly held — premium lifestyle with natural beauty.

Macmasters Beach & Copacabana - Laid-back coastal luxury with strong family appeal and rising demand.

Long Jetty, Toowoon Bay & Blue Bay - Lifestyle suburbs transitioning upward as Sydney relocators bring demand.

The Coast isn’t trying to compete with Sydney’s $40M trophy homes — but it is becoming one of the most desirable places in NSW for premium coastal living.

So… Which Suburb Is the Richest in NSW?

On pure price alone, Sydney’s eastern suburbs still take the crown.

But if the question is:

“Which areas offer the best lifestyle, space and long-term value?”

More buyers — including prestige families — are answering:

“The Central Coast.”

Prestige isn’t only about postcode anymore. It’s about lifestyle, privacy and liveability.

And in those categories, the Coast is quickly becoming one of NSW’s strongest performers.

Thinking About Upgrading, Investing or Relocating?

If you’d like insight into the best lifestyle suburbs on the Central Coast — or want to understand where your property sits in the current market — our team is always available for a confidential conversation.