Murrumbateman at a glance
3,952
People
$1,055,000
Median sale
$860/wk
Median rent
4.24%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
NSW › Murrumbateman › Nanima Rd
3
Bedrooms
2
Bathrooms
2
Car spaces
100,000 m²
Land
115 m²
Building
Districts View
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
Last sold
No recorded sale price for this property yet.
Local land rate: recorded House sales in Murrumbateman (last 5 years) with land size have a median of $593/m² of land (n=15). Districts calculation from recorded sales — not a valuation.
Murrumbateman at a glance
3,952
People
$1,055,000
Median sale
$860/wk
Median rent
4.24%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
Yass Valley Local Environmental Plan 2013
Zone
Primary Production
RU1
Jurisdiction
Yass Valley
Yass Valley, NSW
PAN-213650
Construction of a 16m x 6m deck. At its highest point, the deck will be 600mm off the ground.
Determined · Approved
Council site reportPAN-259735
A galvanised iron building has been constructed for use as a chocolate preparation, cafe and storage purposes.
Determined · Approved
Council site reportSource
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 Primary Production · RU1 (Yass Valley Local Environmental Plan 2013). Official parcel area about 96,280 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. 2 development applications on this parcel. Development Application (Determined, Approved); Modification Application (Determined, Approved) These are this lot’s applications, not the neighbourhood pipeline. 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 $860/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.
4 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned Primary Production · RU1 (Yass Valley Local Environmental Plan 2013). Official parcel area about 96,280 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?
KnownmediumOfficial parcel about 96,280 m² — land size can look like optionality. No 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
Knownmedium2 development applications on this parcel. Development Application (Determined, Approved); Modification Application (Determined, Approved) These are this lot’s applications, not the neighbourhood pipeline.
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
Murrumbateman at a glance
3,952
People
$1,055,000
Median sale
$860/wk
Median rent
4.24%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Rural Canberra/YassThe possibilities are endless with the entry of the rural home and renowned chocolate business - frequented by some of the most famous faces in Australia - onto the regional New South Wales real estate market.
Located only 30 minutes from Canberra in the iconic cool climate wine district at Murrumbateman, "Boolarong" is the complete package, a business and shopfront with a separate four-bedroom, two living room cottage set on 9.6 hectares (96,000m2) of easy care land.
The property features quality phalaris pastures for grazing, hills with woodland trees and a permanently flowing creek, and what will really take your breath away is the stunning spring-fed dam spilling out from the expansive lawns fronting the shopfront.
The award-winning Robyn Rowe Chocolates is renowned for quality, handcrafted delicacies made with the finest Belgian chocolate. It has hosted famous guests including Olympic gold medallists, the current Prime Minister (the infamous hot chocolate was a hit!) and is regularly included in the itinerary of international ambassadors and their guests visiting Canberra.
Robyn Rowe Chocolates has an established presence in the tourism and hospitality industry, including extensive media coverage extending to the ABC, Qantas Magazine and being named in the Australian Traveller's Top 100 ways to holiday here this year.
Robyn Rowe Chocolates is nestled along the Harvest Hamper Trail, making it an integral part of regional events such as the Moving Feast and tour itineraries. The property is ideally positioned for expansion or to be transformed into another business venture, complementing the local wine industry or even the neighbouring renowned accommodation oasis, Redbrow Garden.
If a business concept doesn't appeal, however, the chocolate shop could be converted into a second dwelling (subject to council approval) for those needing the space or an additional rental income stream, with a solar system and double-glazed windows adding to the appeal.
Established gardens keep the property's home hidden from the business and the road, enabling the new owner's complete privacy when enjoying the views from the north-facing verandah that wraps around one side of the home. It features an open plan kitchen/dining/living area surrounded by timber-framed windows allowing natural light to stream through.
Year-round comfort is provided with a split system and a slow combustion wood fireplace connected to a heat transfer system to warm the home, while the quality cork tile flooring gives the open plan area warmth against the light, neutral walls and tiles.
A formal sitting room opens out via double doors to the centre of the verandah, allowing for maximum views of the stunning rural setting.
The largest bedroom was added to the home later and features a tiled ensuite with bath and direct access to the deck and those sweeping views, while the remaining three bedrooms are conveniently located next to the main bathroom, which includes a second bath.
The home is made complete with the laundry conveniently accessed from either the kitchen or the back verandah.
"Boolarong" is ready for its new owners to take the property to another level. Robyn Rowe is turning 80 this year and has decided to hand Boolarong over to continue its legacy of being a place of plenty.
INSPECTION INSTRUCTIONS:
The good news is that we can still show you through this property. We are practising social distancing and will not be shaking hands. We also ask that when looking through you put your hands in your pockets and if you would like to open anything please ask a Ray White staff member to do this for you. We look forward to being able to have a good yarn as you look through.
George Southwell
0429 838 345
george.southwell@raywhite.com
Ray White Rural Canberra | Yass
93 Comur Street, Yass, NSW
(02) 6226 4400
*Approximately
Listing description written by George Southwell, Ray White Rural Canberra/Yass — reproduced as published, not verified by Districts.
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