South Coast Beachfront Park Sold by HTL Property

Leading national brokerage agency, HTL Property, has successfully completed the sale of Beach Haven Village, Ulladulla; a prime mixed-use caravan park located on the picturesque South Coast of New South Wales. The property has been successfully acquired by a private syndicate for $9,230,000, reflecting a 7.18% initial yield and following a very competitive Expression of Interest campaign.

The asset was sold on behalf of Hometown Australia, who acquired it as part of their acquisition of the listed Gateway Lifestyle portfolio of assets in October 2018 – in an englobo deal that was, at the time, valued at approximately $AUD685 million.

The park was sold on behalf of Hometown Australia, one of the nation’s leading developers and operators of land lease living communities; with a stable of over 60 residential communities.

Occupying a substantial 2.62 hectare* landholding, the park enjoys a rare and enviable position directly fronting Racecourse Beach, one of Ulladulla’s most popular surfing and recreation destinations. The site is currently operated as an annuals holiday park, comprising 135 income-generating sites, with existing approvals in place for 165 sites, including 38 long-term residential sites. This configuration offers a flexible operational model that can cater to both short-term holidaymakers and permanent residents.

Andrew Jackson, National Director of HTL Property, led the sale campaign and described the asset as a “blank canvas” with significant upside potential. He noted that the park’s passive income profile underpinned by annual rental agreements made it an attractive proposition for a wide range of investors. Income is expected to grow incrementally as new cabin inventory is installed, sold off, and added to the rental pool; with further uplift anticipated through annual rental fee increases.

Jackson emphasised the versatility of the site, highlighting its proximity to the Ulladulla town centre and its potential to evolve into a more traditional tourist accommodation offering or a residential land lease community. The existing approval for long-term sites provides a pathway for the purchaser to transition part of the park into permanent residential use, aligning with broader trends in the land lease sector.

The property was sold with approximately 30 vacant sites, presenting immediate opportunities for expansion and income enhancement. Whether the purchaser chooses to continue developing the annuals-style holiday village, install homes for permanent occupation, or transform the site into a high-end beachfront tourism resort, the asset offers a compelling mix of affordability, scalability, and location-driven appeal.

Recent growth in both tourism and residential demand across the South Coast coupled with improved motorway access has further enhanced Ulladulla’s attractiveness as an investment destination. Jackson noted that interest in the asset came from a diverse investor audience, including listed funds and dominant groups in the caravan park and land lease sectors, as well as private syndicates drawn to the idea of owning a rare beachfront property with expansion potential.

“The caravan park industry will continue to expand over the next few years, as demand from international and domestic tourism continues to grow. Rising environmental consciousness and a desire for a holiday with a nature experience will further fuel demand, as, in all likelihood, will ongoing geopolitical uncertainty which may deter Australians from travelling overseas,” said Jackson.

“We have purchasers that are calling us weekly to secure a park asset. Unfortunately, there has been a lot of consolidation occur over the last decade with the corporatisation of the sector, and there simply aren’t that many independently owned parks out there anymore – and consequently, opportunities to acquire good assets are presenting less frequent. Accordingly, anything we offer for sale, even discreetly or off market, receives very strong interest from those we approach”.

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