Gloucester at a glance
3,155
People
$637,500
Median sale
$450/wk
Median rent
3.67%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
NSW › Gloucester › Bullen Bullen Rd
2
Bedrooms
1
Bathrooms
5
Car spaces
1,210,000 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 Rural Property sales in Gloucester (last 5 years) with land size have a median of $4/m² of land (n=22). Districts calculation from recorded sales — not a valuation.
Gloucester at a glance
3,155
People
$637,500
Median sale
$450/wk
Median rent
3.67%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
Gloucester Local Environmental Plan 2010
Zone
Primary Production
RU1
Jurisdiction
Mid-Coast
Mid-Coast, NSW
Not detected
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 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 (Gloucester Local Environmental Plan 2010). Official parcel area about 1,257,434 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 $450/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 (Gloucester Local Environmental Plan 2010). Official parcel area about 1,257,434 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 1,257,434 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
KnownmediumNo development applications were returned for this parcel. That is not a statement about nearby lots.
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
Gloucester at a glance
3,155
People
$637,500
Median sale
$450/wk
Median rent
3.67%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Rural Lifestyle SydneyEscape to the serenity of Bullen Bullen Homestead, a picturesque 300-acre lifestyle farm nestled in the stunning Waukivory Valley, just 15 minutes from Gloucester. Offering a perfect blend of comfort, modern amenities, and agricultural potential, this property is an ideal retreat for those seeking a peaceful country lifestyle.
Property Highlights:
• Recently Renovated 2-Bedroom home: Enjoy a light-filled interior with high ceilings and large glass sliding doors. The open-plan design seamlessly integrates the living, dining, and kitchen areas, perfect for relaxing or entertaining.
• Modern Kitchen: Featuring a large gas stove, dishwasher, and a breakfast bar, the kitchen is both functional and stylish.
• Wrap-Around Verandas & Cottage Gardens: Relax and enjoy the surrounding views from the charming verandas, while the established cottage gardens provide a lovely backdrop.
• Outdoor Alfresco Area: An expansive BBQ and entertaining space that takes full advantage of the stunning rural landscape.
• Sustainable Living: Equipped with 18 solar panels to help reduce energy costs and environmental footprint.
Land and Agricultural Features:
• Diverse Land: The farm boasts a mix of grazing land with native grasses and steeper timber ridges, divided into four paddocks - Front, Middle, Back, and Creek. The creek flats have been used by the current owners to make hay.
• Water Features: The property includes 1km double frontage to Bullen Bullen Creek, multiple dams in all paddocks, and ample water storage with large tanks, supporting the property's farming potential. The house water capacity is 100,000 L water storage.
• Stocking Capacity: The property comfortably supports approximately 30 cows + calves, offering the opportunity for further agricultural development.
• Camp Area: For outdoor enthusiasts, there's a well-equipped camp area with kitchen, dining space, shower, toilet, and a bedroom with air-conditioning - perfect for guests or relaxation.
Additional Features:
• Good Shedding: The property includes well-maintained sheds with power and lighting, providing ample space for storage or machinery.
• Timber Yards: Conveniently located at the road, yards provide additional functionality for farm operations.
Whether you're looking for a quiet lifestyle retreat or a property with future development potential, Bullen Bullen Homestead offers a rare opportunity to embrace rural living in one of the most scenic parts of the region.
Contact Olivia Harris on 0432 088 234 or Andrew Wall on 0423 234 723 to arrange a private inspection and discover all that this wonderful property has to offer!
Disclaimer: We have in preparing this document used our best endeavours to ensure the information contained is true and accurate, but accept no responsibility and disclaim all liability in respect to any errors, omissions, inaccuracies or misstatements contained. Interested parties should make their own enquiries to verify the information contained in this document.
Listing description written by Olivia Harris, Ray White Rural Lifestyle Sydney — reproduced as published, not verified by Districts.
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