Black Mountain at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Black Mountain › Martin Dr
$645,000–$695,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
0
Car spaces
10,790 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
$645,000–$695,000
Asking range · $60/m² of land
No recorded sale for this property.
Black Mountain 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.
$27,304 on top of the price (4.2% 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
Black Mountain at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Sue Ross Real EstateEver imagined what it would be like to own a brand-new brick home, on a 3-acre block, nestled among the gum trees? Well, here it is. Situated in the beautiful township of Black Mountain, this three-bedroom, two-bathroom home is conveniently located within an easy drive of the Armidale and Guyra CBD. Enjoy a magnificent lifestyle of gardening on rich volcanic soils, quiet tranquil walks and leisurely weekends all within a convenient rural location.
This stunning home boasts a modern architectural design, blending seamlessly with its rustic surroundings. The sturdy, brick exterior not only exudes durability but also adds a touch of classic sophistication. Boasting three sizable bedrooms all with built-ins, this home has plenty of space to suit every buyer. The master bedroom is generously proportioned, offering ample room to create your own personal haven. A large window, southern facing graces the room, allowing the soothing natural light to flood in, creating a warm and inviting atmosphere throughout the afternoon. The ensuite bathroom to the master is a timeless design, featuring luxury fittings, sleek finishes, and elegant fixtures. It's an at home oasis where you can unwind and pamper yourself. While the main bathroom is beautifully appointed, featuring a toilet and shower, offering a perfect blend of style and comfort.
The heart of the home, the open plan kitchen and dining, is perfect for everyday living and entertainment. Featuring modern appliances, sleek, wooden countertops, and plenty of storage space. The open layout allows for easy interaction with the adjacent dining and living areas, all of which maximize natural light, space, and create a welcoming ambiance.
Showcasing practicality, this property highlights a dual access laundry from the hall and the home exterior, as well as entry to the home directly from the car garage. Living is made effortless.
When stepping outside, the rural location ensures that you are surrounded by the breathtaking beauty of nature while enjoying the serenity of wide-open spaces. The property attributes a brand new 2.5 bay shed, equipped with dual interior horse stables and ample storage, as well as two large fowl cages, an undercover shed for animals and structural sound fences.
While immersed in rural charm, you are not far from essential amenities. Nearby towns and services are easily accessible, making daily life both convenient and enjoyable. This 3-acres of prime real estate offers the rare gift of seclusion and privacy. With no immediate neighbours, you can truly escape into your own world of peace and tranquillity.
If you are indeed chasing a home and a lifestyle among the gumtrees, this is the place for you.
Listing description written by Sue Ross, Sue Ross Real Estate — reproduced as published, not verified by Districts.