Tumbi Umbi at a glance
5,355
People
$1,101,250
Median sale
$660/wk
Median rent
3.12%
Suburb gross yield
Median sale from 24 recorded sales (last 12 months) — a Districts calculation.
NSW › Tumbi Umbi › Doran Pl
$1,250,000
For sale
Asking
4
Bedrooms
3
Bathrooms
2
Car spaces
732 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
$1,250,000
Asking · $1,708/m² of land
No recorded sale for this property.
Tumbi Umbi at a glance
5,355
People
$1,101,250
Median sale
$660/wk
Median rent
3.12%
Suburb gross yield
Median sale from 24 recorded sales (last 12 months) — a Districts calculation.
Vs Tumbi Umbi
+13.5%
Median sale
Suburb $1,101,250
-0.37 pp
Gross yield
Suburb 3.12%
Suburb median $1,101,250 from 24 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$54,629 on top of the price (4.4% 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.
Pre-filled with Tumbi Umbi'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 $660/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 2.7%. 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.
Nearby
Area
Tumbi Umbi at a glance
5,355
People
$1,101,250
Median sale
$660/wk
Median rent
3.12%
Suburb gross yield
Median sale from 24 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Domain Property GroupSome homes simply have a feeling....and 11 Doran Place, Tumbi Umbi is one of them.
Positioned at the end of a peaceful cul-de-sac on a generous 732sqm block, this beautifully renovated family home offers the perfect balance of space, privacy and lifestyle. In a suburb where properties are often either compact suburban blocks or large acreages, this is that rare middle ground that so many families are searching for.
Inside, you'll find four generous bedrooms, three stylish bathrooms and flexible living spaces designed to grow with your family. A versatile second living area or rumpus provides the ideal retreat for teenagers, a home office or relaxed family living.
Step outside and discover the true heart of the home. The tiered backyard has been thoughtfully designed to create multiple spaces for entertaining and relaxing, featuring a sparkling inground pool, an expansive entertaining deck with a combustion fireplace, beautifully landscaped gardens, a trampoline area and a custom ninja-style obstacle course. Whether it's summer BBQs, movie nights under the stars or evenings around the fire, this is a home made for creating memories.
Backing onto council reserve with no rear neighbours, you'll enjoy exceptional privacy while remaining close to everything. Cycle to Tuggerah Lakes, spend afternoons at Shelly Beach, launch the kayaks nearby or commute with ease from Tuggerah Station, just 17 minutes away.
Completing the picture is a welcoming neighbourhood where neighbours know each other and families love to stay.
Features You'll Love:
* Beautifully renovated family home on 732sqm
* Four spacious bedrooms
* Three modern bathrooms
* Double carport
* Flexible second living area or rumpus
* Sparkling inground pool
* Expansive entertaining deck with combustion fireplace
* Landscaped tiered gardens with multiple recreation zones
* Custom ninja-style obstacle course and trampoline area
* Private rear outlook backing onto council reserve
* Quiet cul-de-sac location close to schools, beaches, Tuggerah Lakes and Tuggerah Station
Beautifully renovated and designed for effortless family living, 11 Doran Place offers the lifestyle you've been searching for in one of Tumbi Umbi's most tightly held pockets.
Listing description written by Renee Franckiewicz, Domain Property Group — reproduced as published, not verified by Districts.