Cooma at a glance
6,541
People
$580,500
Median sale
$460/wk
Median rent
4.12%
Suburb gross yield
Median sale from 80 recorded sales (last 12 months) — a Districts calculation.
NSW › Cooma › Woodlands Dr
$1,075,000
Last sold
6 Aug 2026
5
Bedrooms
2
Bathrooms
4
Car spaces
21,000 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
$1,075,000
6 Aug 2026 · derived via latest_sale
Local land rate: recorded Rural Property sales in Cooma (last 5 years) with land size have a median of $26/m² of land (n=11). Districts calculation from recorded sales — not a valuation.
Cooma at a glance
6,541
People
$580,500
Median sale
$460/wk
Median rent
4.12%
Suburb gross yield
Median sale from 80 recorded sales (last 12 months) — a Districts calculation.
Vs Cooma
+85.2%
Median sale
Suburb $580,500
-1.89 pp
Gross yield
Suburb 4.12%
Suburb median $580,500 from 80 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Cooma-Monaro Local Environmental Plan 2013
Zone
Large Lot Residential
R5
Jurisdiction
Snowy Monaro
Snowy Monaro, 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 Large Lot Residential · R5 (Cooma-Monaro Local Environmental Plan 2013). Official parcel area about 21,071 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 $460/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 Large Lot Residential · R5 (Cooma-Monaro Local Environmental Plan 2013). Official parcel area about 21,071 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 21,071 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
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.
Nearby
Area
Cooma at a glance
6,541
People
$580,500
Median sale
$460/wk
Median rent
4.12%
Suburb gross yield
Median sale from 80 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by McGrath Jindabyne & CoomaSurrounded by native bush tucked away on approximately 2.1 hectares of land, this substantial family home offers the kind of space, privacy and lifestyle that is becoming increasingly difficult to find. Hidden from the road and immersed in nature, the property delivers a true sense of escape while remaining only approximately 15 minutes from Cooma.
Built with generous proportions and designed for practical family living, the home unfolds across multiple living zones, offering flexibility for growing families, multi-generational living or those simply wanting room to spread out and enjoy the serenity of their surroundings.
From the moment you arrive, the setting immediately stands out. The home sits comfortably within its natural environment, with large windows, expansive outdoor spaces and a beautiful connection to the surrounding landscape creating a calming and private retreat.
At the centre of the home is a spacious kitchen with extensive bench space, excellent storage and a practical layout that easily services both living areas and the outdoor entertaining space. Whether it's relaxed family dinners or entertaining larger groups, the home is exceptionally well suited to everyday living.
The accommodation is equally impressive, offering five bedrooms including a master complete with ensuite. Multiple living areas provide flexibility for families of all sizes, with a separate lounge room privately positioned away from the main hub of the home, creating an ideal parents' retreat, media room or quiet sitting area.
Stepping outside, the oversized covered entertaining deck becomes a true extension of the home. Overlooking the surrounding bushland, it offers the perfect place to unwind, entertain guests or simply enjoy the peaceful sounds of nature.
Comfort has been thoughtfully considered with ducted electric heating and cooling throughout, while the wood fire adds warmth, atmosphere and character during the cooler months.
Beyond the home itself, the property continues to impress with excellent infrastructure and practical additions including:
Garage with automatic door and workshop space
Large double-depth carport
Flexible sixth room ideal as a hobby room, office, studio or additional storage
Solar system
Vegetable gardens
Septic system with newly completed trench
Water supplied from the Murrumbidgee River
Sealed road frontage providing easy year-round access
Offering remarkable scale, outstanding privacy and endless potential to further personalise over time, this is a property that truly needs to be experienced in person to appreciate everything it has to offer.
A lifestyle opportunity combining space, tranquillity and convenience.
Listing description written by Luke Tozer, McGrath Jindabyne & Cooma — reproduced as published, not verified by Districts.