Armidale at a glance
24,519
People
No data
Median sale
$463/wk
Median rent
No data
Suburb gross yield
NSW › Armidale › Boorolong Rd
$1,450,000–$1,550,000
For sale
Asking range
5
Bedrooms
3
Bathrooms
6
Car spaces
242,811.385 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
$1,450,000–$1,550,000
Asking range · $6/m² of land
No recorded sale for this property.
Armidale at a glance
24,519
People
No data
Median sale
$463/wk
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$65,629 on top of the price (4.5% 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.
Pre-filled with Armidale'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 $463/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 1.7%. 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
Armidale at a glance
24,519
People
No data
Median sale
$463/wk
Median rent
No data
Suburb gross yield
Listing material
Listed by Professionals ArmidaleSet across approximately 60 acres and positioned just 15 minutes from Armidale, 1079 Boorolong Road presents an exceptional rural lifestyle opportunity combining space, privacy, infrastructure and genuine versatility. With a substantial double-brick homestead, additional accommodation-style structure, excellent shedding, reliable water storage and usable rural improvements, this is a property designed for those seeking a peaceful country lifestyle without sacrificing convenience to town.
The main residence is a solid double-brick homestead, built in 1988 and thoughtfully constructed for comfort, durability and year-round liveability. Set on a five-inch concrete slab with underfloor heating, the home offers a sense of quality and permanence from the moment you enter. Character features such as stained-glass window details, a parquetry timber entry and warm natural finishes add charm, while excellent natural light, generous storage and practical living spaces make the home highly functional for everyday living.
At the heart of the home is the open-plan kitchen and dining area, complete with an AGA cooker and wood heater, creating a warm and inviting space for family living and entertaining. A separate formal living room provides an additional retreat, enhanced by gas heating and a comfortable, private feel. The master bedroom is generous in size and includes built-in wardrobes, a spacious ensuite with parquetry flooring, and French doors opening directly to a private courtyard.
Outdoor living has been carefully considered, with three courtyards positioned around the home, along with a wraparound bullnose verandah that enhances the classic homestead appeal. The property also benefits from solar power, a Colorbond roof and excellent natural light throughout. The original garage has been enclosed to create a flexible studio space, ideal for guests, hobbies, a home office, creative use or additional living.
Adding further value is a separate multi-purpose structure offering excellent flexibility for extended family, guest accommodation, work-from-home needs or recreational use. Downstairs features two rooms connected by a toilet, while upstairs includes one bedroom, a full bathroom and cleaning area. With its A-frame pitched raked ceiling, north-facing aspect, Hebel render, verandah, electric hot water system and iron roof, this additional space has its own unique character and practical appeal.
Shedding and storage are also well provided for, with three lock-up garages plus a three-bay shed, creating excellent space for vehicles, machinery, equipment, workshop use or general rural storage.
The land itself is a major feature, comprising rich black basalt soil with granite toward the rear of the property. Water is well catered for with five 23,000-litre tanks connected to a pump, along with dams providing further rural usability. Small yards and a loading race add practical infrastructure for those wanting to run livestock or simply enjoy the benefits of a manageable lifestyle holding.
Combining a substantial homestead, flexible additional spaces, quality shedding, rural infrastructure and an impressive landholding close to town, 1079 Boorolong Road is perfectly suited to buyers seeking privacy, productivity and a true country lifestyle within easy reach of Armidale.
* We have obtained all information in this document from sources we believe to be reliable; however, we cannot guarantee its accuracy. Prospective purchasers are advised to carry out their own investigations.*
Listing description written by Ben Saxby, Professionals Armidale — reproduced as published, not verified by Districts.