Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
NSW › Berry › Clarence St
$3,100,000
Last sold
24 July 2026
5
Bedrooms
4
Bathrooms
4
Car spaces
1,157 m²
Land
124 m²
Building
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
$3,100,000
24 July 2026 · derived via latest_sale
Local land rate: recorded House sales in Berry (last 5 years) with land size have a median of $1,951/m² of land (n=37). Districts calculation from recorded sales — not a valuation.
Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
Vs Berry
+100.3%
Median sale
Suburb $1,547,500
-1.58 pp
Gross yield
Suburb 3.15%
Suburb median $1,547,500 from 28 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Shoalhaven Local Environmental Plan 2014
Zone
Low Density Residential
R2
Jurisdiction
Shoalhaven
Shoalhaven, 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 Low Density Residential · R2 (Shoalhaven Local Environmental Plan 2014). Official parcel area about 1,160 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. If the dual occupancy pathway survives a planner’s check, this lot can outperform a same-suburb house that is hold-as-is only. That is not a forecast. 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 $936/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
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
This looks more compelling as a land / capital-growth play than a pure yield play — if the dual occupancy pathway survives a planner’s check.
Detail
Zoned Low Density Residential · R2 (Shoalhaven Local Environmental Plan 2014). Official parcel area about 1,160 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Achieved rent for this address has not been inferred. Gross yield on advertising copy is not the deal.
Nearby DA pipeline is unknown, so neighbourhood change is not in this verdict.
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 Low Density Residential · R2 (Shoalhaven Local Environmental Plan 2014). Official parcel area about 1,160 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. 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 1,160 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
Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Raine & Horne BerryNestled in the heart of Berry, this beautiful residence blends timeless character with thoughtful American Barn design, creating a home that feels both grand and deeply welcoming.
From the moment you step inside, the quality is undeniable. Floating timber floors flow through the living spaces, complemented by plantation shutters and high ceilings that fill the home with light and a sense of space. Every detail has been carefully curated, creating an atmosphere that is both refined and effortlessly comfortable.
At the heart of the home, the inviting lounge is anchored by a striking stone wood fireplace - a place to gather on cool evenings and create lasting memories. The well-appointed kitchen is designed for both everyday living and entertaining, featuring generous bench space and a large walk-in pantry that keeps everything open and accessible.
The home offers four spacious bedrooms, including two stunning master suites that mirror one another in thoughtful design. Each features its own ensuite and excellent storage with built-in and walk-in robes. One of these private retreats occupies the entire upper level, offering a peaceful sanctuary away from the main living areas.
Adding exceptional flexibility, a self-contained flat sits above the garage - perfect for guests, extended family, or additional income. The garage itself is well designed with two single doors and a double, providing ample space for vehicles, hobbies, and storage.
Outside, the property continues to impress. Beautifully established gardens frame the home, while recycled brick walkways wind through the rear yard, adding warmth and charm. Two outdoor entertaining areas invite you to enjoy Berry's relaxed lifestyle - one covered for year-round gatherings, and another open to the sunshine for long afternoons with friends and family.
With high abundant storage, grand features throughout and a location in one of the South Coast's most loved villages close to Berry Public School and the town itself, this is more than just a home - it's a place where life can be lived beautifully.
There is something truly special about a home that has been built not just to live in, but to be loved. Set in the heart of beautiful Berry, just moments from the vibrant village and a short stroll to Berry Public School, this stunning American Barn-inspired residence blends timeless country charm with thoughtful modern luxury.
Rebuilt with care and vision, the home welcomes you with soaring ceilings, warm floating timber floors through the living spaces, and soft carpeted bedrooms that create an immediate sense of comfort. Plantation shutters frame the light-filled interiors, giving every room a feeling of calm elegance and privacy.
At the heart of the home lies a breathtaking lounge room where a striking stone wood fireplace becomes the natural gathering place - the kind of space where winter evenings are spent with a glass of wine, conversation flowing, and the warmth of the fire crackling nearby.
The kitchen has been beautifully designed for both everyday living and memorable entertaining, complete with generous preparation space and a large walk-in pantry that makes hosting family and friends effortless.
Four generous bedrooms provide space for everyone to retreat and unwind. The home features two stunning master suites that mirror one another, each with its own ensuite and a combination of built-in and walk-in robes. One of these private retreats occupies the entire upper level, creating a peaceful sanctuary away from the rhythm of the home below.
Adding remarkable flexibility to the property is a fully self-contained flat positioned above the garage - ideal for guests, extended family, a creative studio, or potential income. The garage itself offers exceptional practicality with two single doors alongside a double garage space.
Step outside and the home continues to reveal its charm. Beautiful established gardens surround the property, while recycled brick pathways weave through the rear grounds, adding warmth, character and a sense of history. Two outdoor entertaining areas invite you to enjoy Berry's relaxed lifestyle - one covered for long lunches and evening gatherings, and another open to the sunshine and fresh country air.
With generous storage, high-end finishes and a layout designed for both connection and retreat, this is a home that effortlessly balances grandeur with comfort.
A place where memories will be made, seasons will be celebrated, and life in Berry can be enjoyed exactly as it should be.
Listing description written by Jacqueline Crapp, Raine & Horne Berry — reproduced as published, not verified by Districts.