Moama at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$1,100,000–$1,150,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
474 m²
Land
Districts View
No upside evidence detected in the data Districts holds for this lot.
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Asking
$1,100,000–$1,150,000
Asking range · $2,321/m² of land
No recorded sale for this property.
Moama at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$47,779 on top of the price (4.3% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: New South Wales schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Based on the low end of the asking range, not a contract price.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
Planning
Planning data is being calculated
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
NSWPlanning layers have not been retrieved for this property yet. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
Current comparable rental listings within 400 m of this lot are not loaded. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
0 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Honest achievable rent
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownDevelopment applications have not been queried for this parcel.
Statutory land value versus ask
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Area
Moama at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by First National Real Estate Charles L. King & Co- EchucaSet in one of Moama’s most tightly held and sought-after pockets, this exceptional residence at 1/3 Simms Street delivers a lifestyle that is simply hard to match. Crafted by a respected local builder, this quality double-storey townhouse delivers a perfect balance of style, functionality, and low-maintenance living in an unbeatable setting.
Perfectly positioned just moments from the natural beauty and vibrant attractions that define the region, you’ll find yourself less than 200 metres from the tranquil Horseshoe Lagoon, and only a short 400-metre stroll to the iconic Moama Wharf and the majestic Murray River.
Beyond its exceptional location, the home reveals a cleverly designed layout that caters to both everyday comfort and effortless entertaining across two spacious levels.
Downstairs is where the home truly shines. Warm timber flooring flows through the main living zones, anchored by a light-filled open plan area featuring large sliding doors that invite the outdoors in. The designer kitchen is a standout, showcasing expansive stone benchtops, a large island, quality appliances including wall oven, integrated microwave, gas cooktop, and a generous walk-in pantry—perfect for those who love to cook and entertain.
The master suite is privately positioned on the ground floor, offering a spacious retreat with direct access to a timber deck, walk-in robe, and a well-appointed ensuite with double vanity and oversized double shower.
A dedicated study with built-in desk and storage makes working from home effortless, while the well-designed laundry—with external access, ample storage, and integrated chute—adds further practicality. A powder room completes the downstairs layout.
Upstairs offers an entirely separate retreat, absolutely ideal for the kids or guests, comprising three well-appointed bedrooms, each complete with built-in robes, ceiling fans, split systems and quality window furnishings. A central living zone provides additional flexibility for families, complemented by a well-equipped main bathroom with bath, shower, separate toilet, and convenient linen storage. Practical touches such as a ducted vacuum system and laundry chute add to the home’s overall ease of living.
Stepping outside, the home continues to impress with an outstanding undercover entertaining area. Timber decking, a built-in pizza oven, wood fireplace, BBQ with rangehood, sink, bar fridge, ceiling fans, and a concealed drop-down TV create the ultimate year-round entertaining space, enhanced by outdoor blinds for added comfort.
The rear yard offers both flexibility and future potential, with secure automated sliding gate access via the rear lane—perfect for additional vehicles, trailers, or simply added convenience. With ample space available, there is also exciting scope to easily install a plunge pool, or instead enjoy the peaceful surrounds as-is—relaxing outdoors while taking in the natural bush outlook.
Enjoy the ultimate convenience of having the renowned Moama Bowling Club virtually at your doorstep—just 100 metres away—offering dining, entertainment, and social connection all year round. Families and active buyers will also appreciate being within easy walking distance to the Moama Skate Park and Playground, while the main street precinct is only 350 metres from home.
Whether it’s morning walks along the river through picturesque bushland, relaxed afternoons by the water, or evenings spent enjoying one of Australia’s premier clubs, this is a location that truly delivers an enviable lifestyle.
Listing description written by Beau Lyon, First National Real Estate Charles L. King & Co- Echuca — reproduced as published, not verified by Districts.