Gulmarrad at a glance
2,063
People
$867,500
Median sale
$728/wk
Median rent
4.36%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
NSW › Gulmarrad › Honeyeater Cl
$450,000
Last sold
7 Nov 2025
0
Bedrooms
0
Bathrooms
0
Car spaces
5,990 m²
Land
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
No verification items generated for this record.
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
Last sold
$450,000
7 Nov 2025 · derived via latest_sale
Sources disagree on the sale price. All recorded figures are shown in the history below — Districts does not pick a winner.
Local land rate: recorded Land sales in Gulmarrad (last 5 years) with land size have a median of $105/m² of land (n=8). Districts calculation from recorded sales — not a valuation.
Gulmarrad at a glance
2,063
People
$867,500
Median sale
$728/wk
Median rent
4.36%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
Vs Gulmarrad
-48.1%
Median sale
Suburb $867,500
+4.05 pp
Gross yield
Suburb 4.36%
Suburb median $867,500 from 18 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Clarence Valley Local Environmental Plan 2011
Zone
Large Lot Residential
R5
Jurisdiction
Clarence Valley
Clarence Valley, NSW
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.
The official layer was queried and no heritage listed area was detected on this parcel (NSW ePlanning Spatial Viewer, retrieved 31 Aug 2026). Mapped layers change — this is the strongest all-clear Districts can give, not a certificate.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
NSWZoned Large Lot Residential · R5 (Clarence Valley Local Environmental Plan 2011). Official parcel area about 6,010 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $728/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. No recorded off-street parking — often a discount versus the suburb median for the same beds.
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.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned Large Lot Residential · R5 (Clarence Valley Local Environmental Plan 2011). Official parcel area about 6,010 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Nearby development pipeline
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
KnownmediumOfficial parcel about 6,010 m² — land size can look like optionality. No material overlays were returned that would explain a discount. That is not proof the price is fair. Nearby DAs, easements, and flood-layer gaps can still explain a cheap-looking listing — those are not all loaded.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. 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
UnknownNo DA adapter returned applications 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
Gulmarrad at a glance
2,063
People
$867,500
Median sale
$728/wk
Median rent
4.36%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Yamba Valley Real EstateAs you pull up to 1 Honeyeater Close in Gulmarrad, the first thing you notice is the peaceful serenity of the natural surroundings. This property sits on a massive 1.5-acre block, the largest and last available in the subdivision, giving you plenty of room to spread out and enjoy the beauty of nature.
Step out of your car and you're immediately greeted by the sweet sounds of birds singing in the trees, a symphony of nature that provides the perfect wake-up call each morning. The gentle slope of the land offers excellent drainage, and with the cool summer breezes this property captures, you'll stay comfortable even on the hottest days.
Walk around the block and you'll spot kangaroos hopping through the backyard, enjoying the lush green grass and plenty of space to roam free. Imagine sitting on your future back deck, taking in the beauty of the trees and nearby creek, feeling a sense of tranquility that only comes from living so close to nature.
Location & Investment Opportunity:
This corner block sits just around the corner from the $1,100,000+ homes on Dianella Drive, presenting an exciting opportunity to build your forever home or secure a brilliant investment just a short drive from Yamba, often called "the next Byron Bay" and its world-famous beaches. Imagine what your investment will be worth in 10 years' time!
Just a short drive in the other direction is Brooms Head, a beautiful, relaxed little beach town with its own stunning beaches and close-knit community.
Why Gulmarrad?
Gulmarrad has so much to offer! With a growing population of young families and happy retirees all enjoying a coastal lifestyle, the area boasts:
Its own public school (Gulmarrad Public School)
A new Woolworths in the works
Maclean just a few minutes away for shopping, medical services, and hospital access
20 minutes to Yamba's pristine beaches and vibrant cafe culture
Easy access to Brooms Head's laid-back coastal charm
This corner block is perfect for building your dream home, with potential dual access and mostly cleared land offering endless possibilities. Whether you're looking to create your forever home or make a smart investment in one of the Northern Rivers' fastest-growing areas, this is your chance.
If waking up each morning to the sounds of birds, being surrounded by natural beauty, and knowing you have the space and freedom to make your dreams a reality sounds like your ideal lifestyle, this is the place for you. The last available block in the subdivision, don't miss this rare opportunity to own a piece of paradise!
Property Features:
5,990 sqm (1.5 acres) - largest and last block available
Corner block with potential dual access
Fenced on 2 sides
Dry, elevated land with excellent drainage
Mostly cleared and ready to build on
Just around the corner from $1.1M+ homes on Dianella Drive
20 minutes to Yamba ("the next Byron Bay")
Short drive to Brooms Head beaches
Growing community with new Woolworths coming
Minutes to Maclean for all amenities
Well, don't wait! It's just as good as it sounds. Call Sage Kirby today to secure this investment for yourself and a better future for you and your family.
Listing description written by Sage Kirby, Yamba Valley Real Estate — reproduced as published, not verified by Districts.