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.
NSW › Shoal Bay › Government Rd
4
Bedrooms
2
Bathrooms
2
Car spaces
475.2 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
National Parks and Nature Reserves
C1
Jurisdiction
Port Stephens
Port Stephens, NSW
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.
The official layer was queried and no heritage listed area was detected on this parcel (NSW ePlanning Spatial Viewer, retrieved 31 Aug 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 National Parks and Nature Reserves · C1 (Port Stephens Local Environmental Plan 2013). Official parcel area about 477 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. 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
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.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned National Parks and Nature Reserves · C1 (Port Stephens Local Environmental Plan 2013). Official parcel area about 477 m². Dual occupancy is not confirmed from the controls loaded for this lot. 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
UnknownNo DA adapter returned applications 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
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 GroupWe're thrilled to announce the sale of this exceptional property prior to auction. Our strategic campaign gathered 5,349+ online impressions, 37 online enquires, 2 offers, and this great sale. Thank you to our clients for entrusting us with the sale, and congratulations to the happy buyers who have secured this great piece of real estate.
Thinking of selling?
Call Ray White The Zenith Group on 02 4984 9273
Located directly opposite the Shoal Bay Tennis Club, the property enjoys a highly sought-after setting where the beach, dining, waterfront walks and local conveniences are all only moments away. From morning coffees by the water to sunset strolls along the foreshore, the location captures everything that makes Shoal Bay one of Australia's most enviable destinations.
Designed across two functional levels, the home features four bedrooms, two bathrooms and a double lock-up garage, with living areas, bedrooms and bathrooms positioned on both floors to comfortably accommodate larger families or guests. The thoughtful layout creates excellent separation between the levels, making the property ideal for extended family living, visiting guests or teenagers seeking their own space.
Adding further versatility, the lower level presents a fantastic self-contained living opportunity with separate access and a kitchenette already in place. Whether utilised for dual occupancy style living, holiday accommodation, a private guest retreat or additional income potential, the flexible floorplan offers a range of possibilities to suit changing lifestyle needs.
Filled with natural light and coastal charm, the home provides multiple indoor living zones and a practical design that adapts effortlessly to both relaxed everyday living and entertaining. The open and inviting interiors are complemented by the home's beachside setting, where sea breezes and the laid-back atmosphere of Shoal Bay become part of daily life.
The property's unbeatable location allows you to leave the car at home and enjoy easy walking access to beaches, cafés, restaurants, waterfront reserves and scenic walking trails. Spend your weekends swimming in the calm waters of Shoal Bay Beach, enjoying lunch along the foreshore, or exploring nearby Tomaree National Park and its stunning coastal outlooks.
Whether you are searching for a spacious permanent residence, a flexible holiday home or an investment opportunity in a premium beachside suburb, this property offers outstanding lifestyle appeal with the added benefit of adaptable living options in one of Port Stephens' most iconic coastal communities!
Listing description written by Tim Jurisic, Ray White The Zenith Group — reproduced as published, not verified by Districts.
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