Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
4
Bedrooms
2
Bathrooms
3
Car spaces
3,999 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 Berry (last 5 years) with land size have a median of $1,953/m² of land (n=38). Districts calculation from recorded sales — not a valuation.
Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
Shoalhaven Local Environmental Plan 2014
Zone
Large Lot Residential
R5
Jurisdiction
Shoalhaven
Shoalhaven, 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 (Shoalhaven Local Environmental Plan 2014). Official parcel area about 4,008 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 $936/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 (Shoalhaven Local Environmental Plan 2014). Official parcel area about 4,008 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 4,008 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.
Area
Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Raine & Horne BerryMaster built and positioned to capture sweeping escarpment views, this thoughtfully designed residence delivers an outstanding blend of architectural integrity, energy efficiency and relaxed family living, tucked away in a quiet Berry cul-de-sac.
Surrounded by established greenery, the home enjoys tranquil outlooks from most windows, with elevated paved seating at the top of the garden offering a peaceful vantage point across to the escarpment. The landscaped gardens evolve beautifully with the seasons and are frequently visited by local wildlife, including native birdlife and the occasional echidna - creating a genuine connection to the natural environment.
Designed with a prized north-east aspect, the home is bathed in natural light and built for year-round comfort. Extensive insulation to all walls, frames and ceilings, sisalation wrapping, and a solid raft concrete slab with beams every three metres reflect the quality and longevity of the build. Generous 2.55m ceilings enhance the sense of space, while a skylit kitchen brings light into the heart of the home.
The flexible floorplan is well suited to modern family life, offering a private parents' retreat along with additional spaces ideal for a home office or business use. All bedrooms include built-in wardrobes with mirrored sliding doors. The home is enhanced by four toilets and exceptional internal storage throughout.
The kitchen is well appointed with quality appliances including an AEG dishwasher and Electrolux pyrolytic self-cleaning oven, flowing seamlessly to a substantial undercover alfresco zone. Complete with an Alfresco brand midi woodfired pizza oven, gas BBQ connection, insulated ceiling, ceiling fan and ambient lighting, this space is ideal for entertaining in all seasons.
Beyond the home, the gardens are both productive and practical, featuring an enclosed vegetable garden, multiple fruit trees, garden and firewood sheds, low-voltage garden lighting and multiple external power points. Solar efficiency is a standout, with a 5.36kWp solar system and a solar-powered Sanden heat pump hot water system supporting energy-conscious living.
All of this is positioned within walking distance (approx 2km) to Berry village, offering a rare combination of privacy, outlook and convenience in one of the area's most tightly held pockets.
Key Features
• Architecturally designed, master-built home in a quiet cul-de-sac
• Elevated escarpment views and established seasonal gardens
• North-east aspect for optimal light and efficiency
• Raft concrete slab with enhanced structural design
• Fully insulated with sisalation wrap throughout
• 2.55m ceilings and skylit kitchen
• Flexible layout with parents' retreat and home office potential
• Expansive undercover alfresco with woodfired pizza oven and gas BBQ connection
• 16 solar panels (5.36kWp) plus 315L Sanden solar heat pump hot water system
• Six-zone reverse-cycle ducted air conditioning and ceiling fans throughout
• Garden shed, firewood storage and enclosed vegetable garden
• Abundant fruit trees including citrus, fig and macadamia
• Elevated paved seating area with escarpment outlook
• Walking distance (approx 2km.) to Berry village
Listing description written by Jacqueline Crapp, Raine & Horne Berry — reproduced as published, not verified by Districts.