Tennyson at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Tennyson › Kurmond Rd
$4,500,000
For sale
Asking
5
Bedrooms
3
Bathrooms
4
Car spaces
98,000 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
$4,500,000
Asking · $46/m² of land
No recorded sale for this property.
Tennyson at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$245,064 on top of the price (5.4% 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.
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
Tennyson at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Cutcliffe PropertiesAuction Details:
Wednesday, 30th September at 6:30pm
1/18 Groves Avenue, Mulgrave NSW 2756
Set across stunning acres in the picturesque Tennyson countryside, this quality-built homestead offers an outstanding opportunity to embrace a premium acreage lifestyle with room to relax, entertain, and enjoy the outdoors. Set back from the road on approximately 24 outstanding acres, this exceptional property offers an idyllic rural lifestyle defined by privacy, tranquillity and breathtaking valley views. With expansive open spaces, established grounds and versatile acreage, it's the perfect setting for families, hobby farmers and horse enthusiasts alike, all within easy reach of Windsor, Rouse Hill and Metro transport, with Sydney CBD just over an hour away.
Rich in history, the original farmhouse, dating back to circa 1890, has been beautifully preserved and seamlessly complemented by a stunning contemporary extension, creating an elegant single-level residence designed for modern family living. The home offers five generously proportioned bedrooms, including two luxurious suites complete with walk-in wardrobes and private ensuites.
At the heart of the home is a beautifully well appointed kitchen featuring quality appliances, extensive cabinetry and a spacious walk-in pantry. Multiple living zones provide flexibility for both formal entertaining and relaxed family gatherings, while two fireplaces add warmth and character. Ducted air conditioning and ceiling fans ensure year-round comfort throughout.
Designed to make the most of the spectacular rural outlook, the expansive undercover wraparound verandah overlooks the sparkling saltwater in-ground pool and rolling countryside beyond, providing an inviting space to entertain, unwind or simply enjoy the peaceful surroundings.
The acreage is thoughtfully laid out for both lifestyle and equestrian pursuits, with numerous well-fenced paddocks, complemented by two dams and a bore providing a reliable water supply. Additional improvements include a full-size 60m x 20m floodlit sand arena, a 40m x 60m grass jumping arena, a concrete wash bay, two stables with walk-in/walk-out yards, a machinery shed, extensive undercover storage, an oversized laundry and the convenience of dual road access.
Offering an exceptional combination of country character, modern comfort and beautifully maintained rural acreage, this remarkable property delivers the space, flexibility and lifestyle that so many seek. Positioned just minutes from Windsor and within easy reach of Rouse Hill Town Centre, Metro rail services and a comprehensive selection of schools, shopping and dining, it presents a rare opportunity to enjoy peaceful country living without sacrificing everyday convenience.
Contact your friendly Cutcliffe agent today for more information.
Listing description written by Paul Cutcliffe, Cutcliffe Properties — reproduced as published, not verified by Districts.
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