Werris Creek at a glance
1,589
People
$353,000
Median sale
$220/wk
Median rent
3.24%
Suburb gross yield
Median sale from 16 recorded sales (last 12 months) — a Districts calculation.
NSW › Werris Creek › Barnbrook Rd
$1,080,000
For sale
Asking
7
Bedrooms
4
Bathrooms
2
Car spaces
4,677,000 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
$1,080,000
Asking · $0/m² of land
No recorded sale for this property.
Werris Creek at a glance
1,589
People
$353,000
Median sale
$220/wk
Median rent
3.24%
Suburb gross yield
Median sale from 16 recorded sales (last 12 months) — a Districts calculation.
Vs Werris Creek
+205.9%
Median sale
Suburb $353,000
-2.18 pp
Gross yield
Suburb 3.24%
Suburb median $353,000 from 16 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$46,879 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.
Pre-filled with Werris Creek's advertised median rent — not a rent for this listing.
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 is recorded. Suburb median rent $220/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.
Gross yield if leased at the suburb aggregate is 1.1%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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
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?
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
Werris Creek at a glance
1,589
People
$353,000
Median sale
$220/wk
Median rent
3.24%
Suburb gross yield
Median sale from 16 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Raine & Horne ArmidaleA rare offering of scale, versatility and income-generating potential, "Mulunga" presents an exceptional opportunity to secure a substantial rural holding in the tightly held Werris Creek district.
Spanning approximately 467.7 hectares (1,155 acres), this impressive property combines productive grazing country with significant biodiversity value, offering an ideal balance of lifestyle appeal, operational functionality and secure supplementary income.
The main homestead has been thoughtfully designed for comfortable family living, featuring four generous bedrooms plus a fifth bedroom or dedicated home office, making it perfectly suited to growing families or those embracing remote work. The spacious master retreat is complete with a walk-through wardrobe and private ensuite, while the practical floorplan delivers relaxed country living with ample space throughout.
Complementing the main residence is a fully self-contained two-bedroom granny flat with two bathrooms, ideal for extended family accommodation, guest quarters, staff housing or additional income generation.
Adding to the property's functionality are excellent infrastructure improvements, including a two-car lock-up shed, steel cattle yards, and reliable water systems, with a solar-powered bore and submersible pump servicing the productive grazing areas.
A standout feature of "Mulunga" is its versatile land composition:
Approximately 26 hectares fenced into two productive paddocks
Reliable dams and bore water
Productive grazing country suited to running a small cattle operation
Steel cattle handling facilities
Solar-powered bore with submersible pump
The balance of the property comprises approximately 435.9 hectares under biodiversity conservation agreement, delivering an established supplementary income stream through ongoing annual BCT conservation management funding.
This significant conservation woodland is home to established stands of:
White Box
Mountain White Gum
Tumbledown Red Gum
White Cypress Pine
The property also provides recognised habitat for koalas and an abundance of native wildlife, adding exceptional environmental value and long-term conservation significance.
Property Highlights
• Approx. 467.7ha (1,155 acres) total holding
• Approx. 435.9ha under biodiversity conservation agreement
• Spacious main residence with 4 bedrooms plus 5th bedroom/home office
• Master suite with walk-through robe and ensuite
• Self-contained 2-bedroom granny flat with 2 bathrooms
• Two-car lock-up shed
• Steel cattle yards
• Solar-powered bore, dams and secure water supply
• Productive grazing country
• Ongoing conservation funding eligibility
• Flexible dual-living and income-generating opportunities
• Peaceful rural setting with strong lifestyle and investment appeal
Offering an enviable combination of scale, lifestyle and diversified income potential, "Mulunga" is a standout rural asset suited to owner-occupiers, investors and buyers seeking a premium country holding that delivers both productive capability and environmental value.
Listing description written by Nellie Hayes, Raine & Horne Armidale — reproduced as published, not verified by Districts.