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.
NSW › Berry › Kangaroo Valley Rd
5
Bedrooms
3
Bathrooms
4
Car spaces
4,189 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
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 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 $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.
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.
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 Ray White BerryRelax on your backstep as you listen to the birds whistle, or perhaps look for fairies in the fern garden or meander down to the babbling brook and enjoy the peaceful hum of the water flowing through the creek. Every piece of this property presents a little slice of paradise with unrivalled privacy and peaceful enjoyment offered across every square inch of this glorious park like 1 acre.
It's not often that an established property of this nature & calibre located so close to Berry township is offered for sale.
Positioned down a picturesque private lane and flanked by other lifestyle properties, the main residence offers a haven for a family to enjoy. The well-appointed home features three bedrooms of accommodation, an oversized front porch offering the perfect spot to soak up the sun or relax and take in the serene surroundings, a spacious and light open plan living and dining set with a gabled roof and heated by a central gas fire.
Plus a fabulous gourmet kitchen and scullery offering a european 900mm stainless steel oven and gas hob, Caesar stone bench tops and views overlooking the sunny front garden.
Snuggle up in the cosy separate lounge room for a movie night or a date with a novel, this room also opens out to the undercover rear deck. A lovely feature in itself, there is a wall length bookcase for the reading aficionado.
The floorplan also offers a spacious office/ 4th bedroom fitted with a bookcase, robe and french doors that open out to the carport.
Entertain to your heart's content on the spacious and extra wide North facing undercover alfresco which overlooks the tranquil grounds of the back yard. Finished with solid wood decking, a spa and space for casual and formal entertaining the alfresco is an absolute delight, the perfect accompaniment to the property offering a free flowing design and a perfect space to relax and unwind with the family and friends.
The detached studio is cute as a button, nestled in a private garden and hidden from sight. It has been built and designed in harmony with the property and features a modern space complete with one bedroom, bathroom with bathtub, wet bar, living area and cosy porch for guests to enjoy. The studio would be great for family or friends as accommodation or equally for holiday letting.
The grounds are a beautiful kaleidoscope of green hues, you can really relish the natural elements on this property from the lush expanses of grass to the mature trees, to the sound of flowing water from the creek that flanks the rear boundary to the delightful firepit & courtyard there are ample spaces for quiet reflection and peace & quiet.
This property has so much to offer to its new owners, you can enjoy a tree change with space for the family to explore and appreciate the outdoors whilst still being conveniently located close to town.
Features;
- Master bedroom with ensuite and walk in robe
- Self contained studio with bathroom, bedroom, living room and wet bar
- 3.1 kw solar power system
- Double carport
- Underfloor heating in bathrooms
- Reverse cycle air conditioning
- Gas fireplace
- 1 acre of private enjoyment
- Garden shed & storeroom
Listing description written by Hayley Banks, Ray White Berry — reproduced as published, not verified by Districts.