Boambee at a glance
1,794
People
$1,300,000
Median sale
$528/wk
Median rent
2.11%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
NSW › Boambee › Curnuck Cl
$940,000
Last sold
4 June 2020
5
Bedrooms
3
Bathrooms
9
Car spaces
11,350 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
Last sold
$940,000
4 June 2020 · derived via latest_sale
Local land rate: recorded Rural Property sales in Boambee (last 5 years) with land size have a median of $126/m² of land (n=6). Districts calculation from recorded sales — not a valuation.
Boambee at a glance
1,794
People
$1,300,000
Median sale
$528/wk
Median rent
2.11%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
Vs Boambee
-27.7%
Median sale
Suburb $1,300,000
+0.81 pp
Gross yield
Suburb 2.11%
Suburb median $1,300,000 from 13 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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 is recorded. Suburb median rent $528/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
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.
1 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownArea
Boambee at a glance
1,794
People
$1,300,000
Median sale
$528/wk
Median rent
2.11%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by NSW Real EstateIdeally situated at the end of a leafy cul-de-sac, this spacious country residence provides a peaceful family retreat yet is within minutes of schools, beaches, restaurants and shops. Set on 2.8 acres of land featuring 2 picturesque dams and a meandering creek, there are separate paddocks to house cattle or horses, as well as a chicken coup and a fantastic 60ft x 20ft shed with vehicular access.
The home itself is a clever split-level design, creating 4 separate zones to the home which work together to provide a very functional floor plan.
The formal entry is into the main living level, with a roomy air-conditioned lounge and dining space that flows through to the kitchen. The spacious eat-in kitchen is the central hub of the home with line-of-sight vision from the lounge to the bedrooms, and out to the deck and swimming pool. Featuring an abundance of cupboard storage, the island bench also provides ample space for the family chef to work their magic. There is a walk in pantry which will accommodate a 2nd fridge, and the bay window will open to create a servery to the alfresco dining.
There is also a generous office on this level. With NBN fibre connected to the house, the room could be easily altered to allow its own private entry and the ideal home-office arrangement.
Up a half flight of stairs are the sleeping quarters, with 4 bedrooms and 2 bathrooms on this level. The master suite is complete with walk-in wardrobe and ensuite bathroom, while the remaining 3 bedrooms will all fit a queen-sized bed. There are ceiling fans and built-in wardrobes all-round, as well as a walk-in linen press!
Up another half level is a large multi-purpose room - perfectly suited as a 2nd living or children's retreat, it is also a great spot for that hobby or craft room.
The lower level features a 3rd living space or rumpus, as well as the 5th bedroom or guest room and the 3rd bathroom. This bathroom can be conveniently accessed from the pool via the laundry.
Last but certainly not least is the garage, and this garage will put most others to shame. Measuring 6m long and over 10.5m wide there is room for 3 cars in here with all their doors open at once! The 3 roller doors are all remote controlled and are wider and taller than standard to allow an easier entry and exit. There is also an additional depth on the left-most side to provide additional storage or workshop space.
You can say goodbye to your electricity bills thanks to 26 solar panels with battery back-up. There is also a solar hot water system and over 100,000L of water storage tanks on the property. The grounds feature a number of fruit & nut trees, as well as a well-established veggie garden - all fed by an extensive irrigation system connected to the dam.
Positioned within the catchment for the popular Boambee Public School, it is also located just a 6 minute drive from the conveniences of Boambee Shopping Centre, and just 9 minutes from Coles, Woolworths & Aldi at Toormina Gardens Shopping Centre and only 12 minutes to Coffs CBD.
Rates: $2,667 p.a (approx.)
Land Size: 11,350sqm (approx.)
Rental Return: $600p.w (forecast)
* Spacious country residence on 2.8 acres of land.
* 5 generous bedrooms - all with built-in wardrobes & ceiling fans
* Master suite with WIR and ensuite bathroom.
* 3 separate living areas.
* Fully fenced in-ground salt water swimming pool.
* 60ft x 20ft work shed with vehicular access.
* 26 solar panels with battery back-up.
* 100,000 litre underground water tank, plus 2 additional tanks and dam for irrigation.
Listing description written by Tom Sullivan, NSW Real Estate — reproduced as published, not verified by Districts.
NSW 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?
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.