Pappinbarra at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Pappinbarra › Pappinbarra Rd
For sale
For sale
6
Bedrooms
2
Bathrooms
16
Car spaces
1,302,000 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
No recorded sale price for this property yet.
Pappinbarra at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
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
Pappinbarra 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 Wauchope Real Estate130 hectares on Pappinbarra River with 16ML irrigation licence, 1.5km permanent river frontage, 2,039mm average rainfall, and full working infrastructure. The land, water security, and established operation are what make this property stand out. The 6-bedroom house with dual living layout adds flexibility for however you want to use the property - whether that's extended family, income generation, or simply having space.
The Land:
130.2 hectares across 8 paddocks with quality improved pasture (kikuyu, clover, setaria), with some areas still forested. Proven carrying capacity with a current herd of 50 breeders with calves at foot. Well-suited for continuing cattle breeding, establishing a stud operation, or mixed farming.
Water security genuinely solved: 16ML irrigation licence, 1.5km permanent Pappinbarra River frontage with multiple access points and swimming holes, 5 dams, troughs in paddocks, 135,000L household storage, and 2,039mm average annual rainfall. If you're from somewhere in NSW where 500mm is a good year, that rainfall number speaks for itself.
Infrastructure ready to work: steel cattle yards with covered crush, multiple machinery sheds, three-phase power throughout, solar systems, established fencing, and sealed road access. Everything you need to run a serious livestock operation from day one.
Location & Climate:
Mid North Coast location delivers coastal climate benefits with reliable rainfall. The 2,039mm average means pasture productivity you can count on, not hope for.
45 minutes to Port Macquarie (beaches, airport with direct Sydney flights), 20 minutes to Wauchope (rural supplies, vet services, medical centres, shopping), 10 minutes to Beechwood (café, post office, award-winning pub). Regional services including hospital, specialists, and major retail are all within 45 minutes. School bus route passes the property, Beechwood Primary 10 minutes away.
Whether you're relocating to be closer to family, wanting a coastal lifestyle while still farming, or downsizing from a larger operation: you can work stock in the morning and be at the beach by afternoon. All the things you need are within 45 minutes.
Income Options:
Currently operating with a herd of breeders plus established HipCamp farm camping business with documented bookings and excellent five-star reviews. The property is well-suited for a stud or breeding operation if that's your direction. Continue the agritourism income, focus purely on livestock, run agistment, or pursue multiple income streams. The infrastructure and scale support whatever approach you choose.
The House & Flexibility:
6 bedrooms, 2 bathrooms with dual living layout. Ground floor is fully self-contained (2 bed, bath, kitchen, living) with recently renovated living areas and bedrooms. Upper level has 3 double bedrooms, multiple living areas, kitchen with river views, and master suite with walk-in wardrobes and private balcony.
This layout offers genuine flexibility: extended family living with privacy for both households, older couples may prefer the convenience of single-level living downstairs, teenagers or adult children wanting independence, visiting family accommodation, or multiple income options through rental or holiday letting of one level while living in the other. You could also choose to rent out or AirBnB the entire house if you're primarily interested in the land for livestock operations.
The house is well-maintained and functional. The real value here is the land, water security, and infrastructure. The house gives you options for how you use the property.
Owners downsizing and ready to negotiate with genuine buyers. Watch the full video tour, inspect the property, walk the paddocks, then let's talk about what works.
KEY FEATURES:
Land & Water:
• 130.2 hectares across 8 paddocks
• Quality improved pasture (kikuyu, clover, setaria)
• Some areas still forested
• 16ML irrigation licence
• 1.5km permanent Pappinbarra River frontage
• 5 dams strategically positioned
• 2,039mm average annual rainfall
• Troughs throughout paddocks
• 135,000L household water storage
• Infrastructure:
• Steel cattle yards with covered crush
• Multiple machinery sheds
• Three-phase power throughout property
• Solar systems reducing operating costs
• Established stock-proof fencing
• Sealed road access
• Current Operation:
• Herd of breeders (cattle)
• Suitable for stud/breeding operation
• Established HipCamp farm camping business
• Five-star guest reviews
• Documented booking income
• Multiple income stream options
House:
• 6 bedrooms, 2 bathrooms
• Dual living layout (both levels fully functional)
• Ground floor: self-contained 2 bed, bath, kitchen, living
• Downstairs living areas and bedrooms recently renovated
• Upper level: 4 bed, multiple living areas, river views
• Master with walk-in wardrobes, spa bath, private balcony
• Flexible use: extended family, income generation, or both
• Established gardens
Location:
• 45 minutes to Port Macquarie (beaches, airport, regional services)
• 20 minutes to Wauchope (rural supplies, vet services, medical centre)
• 10 minutes to Beechwood Primary School
• School bus route passes property
• Coastal climate with reliable rainfall
• Hospital, specialists, major retail within 45 minutes
Suitable For:
• Cattle breeding / stud operations
• Mixed farming
• Families relocating to be closer to coast/family
• Farm downsizers wanting coastal proximity
• Agritourism/farm stay operations
• Multi-generational family farming
• Investment with rental/holiday letting income
Contact: Matt Miller, Wauchope Real Estate
Phone: 0403 599 016
Email: matt@wauchoperealestate.com.au
Disclaimer: All information contained herein is obtained from property owners or third-party sources which we believe are reliable. We have no reason to doubt its accuracy, however we cannot guarantee it. All interested person/s should rely on their own enquiries.
Listing description written by Matt Miller, Wauchope Real Estate — reproduced as published, not verified by Districts.
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