Shoal Bay at a glance
1,829
People
$1,270,000
Median sale
$563/wk
Median rent
2.31%
Suburb gross yield
Median sale from 26 recorded sales (last 12 months) — a Districts calculation.
3
Bedrooms
2
Bathrooms
1
Car spaces
418 m²
Land
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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Shoal Bay (last 5 years) with land size have a median of $2,245/m² of land (n=52). Districts calculation from recorded sales — not a valuation.
Shoal Bay at a glance
1,829
People
$1,270,000
Median sale
$563/wk
Median rent
2.31%
Suburb gross yield
Median sale from 26 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
Port Stephens Local Environmental Plan 2013
Zone
Low Density Residential
R2
Jurisdiction
Port Stephens
Port Stephens, NSW
Not detected
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 2 Sept 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 (Port Stephens Local Environmental Plan 2013). Official parcel area about 419 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 $563/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 (Port Stephens Local Environmental Plan 2013). Official parcel area about 419 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.
4 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned Low Density Residential · R2 (Port Stephens Local Environmental Plan 2013). Official parcel area about 419 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?
KnownmediumNo 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
KnownmediumNo development applications were returned for this parcel. That is not a statement about nearby lots.
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
Shoal Bay at a glance
1,829
People
$1,270,000
Median sale
$563/wk
Median rent
2.31%
Suburb gross yield
Median sale from 26 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White The Zenith GroupSet in a leafy street in lovely Shoal Bay is this Torrens Title villa that will have you saying, "Eureka!" Finding a near-new single-level home, feature-packed and in a sought-after suburb is like striking gold. This duplex has been designed specifically for the retiree/downsizer but is also very suitable for young families.
Making your way past the separate driveway and simple-yet-lovely front gardens, you'll be greeted by the front porch and entryway-a great spot to have your morning coffee and take in the filtered early morning sun cascading through the treetops. Upon entry, you'll find a bright and fresh home within, with lots to love.
The master suite is generous and features plush carpet, a split-system air conditioner, and a ceiling fan that will keep you comfortable year-round. The walk-through robe provides ample space for two, with built-in cabinetry and sliding mirror robe doors hiding lots of hanging space. Beyond that leads to a luxurious ensuite tiled to the ceiling, with a walk-in shower and floating vanity. Further down the light-filled, northerly aspect of the home, you'll find two more large and bright bedrooms with built-in robes and ceiling fans. There is internal access from the single garage toward the center of the home, along with the generous laundry with built-in cabinetry and laundry hamper plus the generous main bathroom. There, you'll find a large stone-topped floating vanity, tiles to the ceiling, and a bath to soak in and relax. In addition, there is a separate powder room for guests.
The main space of the home is the open-plan kitchen, dining, and living area that is bright and airy, connecting seamlessly with the alfresco. With the split-cycle air conditioner, ceiling fan, and roller blinds, this light-filled space can be tempered for any season. The kitchen has a large waterfall stone bench-top, plenty of drawers, and a wonderful walk-in pantry. With the breakfast bench and adjacent dining area, you'll always be a part of the conversation while preparing a gourmet meal. The covered alfresco is ideal for those Summer BBQs while watching the kids run and play in the lush grass at the rear. There is ample space out there to add a pool*, garden patch, or even a shed*.
This is a very rare opportunity to buy a single-level home that is only a few years old, feature-packed, and in a great pocket of Shoal Bay. Ideal for anyone seeking easy, low-maintenance living, a holiday home, or something to downsize to. Contact our friendly sales team to book your private viewing or to find out more.
Features:
+ 4000L Rain tank supplying the garden taps, laundry & toilets
+ 2.7m high ceilings throughout
+ 6KW split-system air conditioner in the main living area
+ 8 Solar panels, Solar hot water & 3 Solatube skylights
+ DA approved 2019 & Build completion August 2020
+ Bosch dishwasher, range hood, cooktop & oven
+ Remote access garage & private driveway
Location:
+ 4 Beaches within walking distance- Shoal Bay, Box, Wreck & Zenith Beach
+ Shoal Bay has a bustling restaurant & cafe strip
+ Shoal Bay is landlocked by National Park with no space for expansion
+ 5-minute drive to the Nelson Bay CBD
+ 35-minute drive to the Newcastle International Airport
+ 50-minute drive to the Newcastle CBD
+ 2.5-hour drive to Sydney
Listing description written by Aramis Pincovai, Ray White The Zenith Group — reproduced as published, not verified by Districts.
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