Acacia Gardens at a glance
3,735
People
$1,237,500
Median sale
$828/wk
Median rent
3.48%
Suburb gross yield
Median sale from 19 recorded sales (last 12 months) — a Districts calculation.
NSW › Acacia Gardens › Cobain Pl
$1,000,000–$1,050,000
For sale
Asking range
3
Bedrooms
1
Bathrooms
1
Car spaces
342 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
Asking
$1,000,000–$1,050,000
Asking range · $2,924/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Acacia Gardens (last 5 years) with land size have a median of $2,716/m² of land (n=43). Districts calculation from recorded sales — not a valuation.
Acacia Gardens at a glance
3,735
People
$1,237,500
Median sale
$828/wk
Median rent
3.48%
Suburb gross yield
Median sale from 19 recorded sales (last 12 months) — a Districts calculation.
Vs Acacia Gardens
-19.2%
Median sale
Suburb $1,237,500
+0.83 pp
Gross yield
Suburb 3.48%
Suburb median $1,237,500 from 19 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$43,279 on top of the price (4.3% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: New South Wales schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Based on the low end of the asking range, not a contract price.
Pre-filled with Acacia Gardens's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
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 $828/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.
Gross yield if leased at the suburb aggregate is 4.3%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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
Acacia Gardens at a glance
3,735
People
$1,237,500
Median sale
$828/wk
Median rent
3.48%
Suburb gross yield
Median sale from 19 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White TNG GlenwoodA culmination of beautiful construction, tucked-away positioning and convenience in floorplan make for the perfect residence for first home buyers, downsizers and investors alike. With a private location in a lush cul de sac that simultaneously offers nearby amenities and education in close proximity, the lifestyle on offer is sure to impress. With a chic and simple yet inviting design, this single level delight is one that brings assurance and ticks all the boxes for the years to come. Standing as turn-key with opportunity for adding a touch of personal flair, this is one that transforms dream into reality.
Standing with longevity and timelessness at front of mind, with blissful additions of LED central lighting, split-system AC and a central kitchen with views in every direction, this home swiftly and confidently brings every desire to the table. With belts of natural greenery in the surrounding locality and multiple reserves on your doorstep, a lifestyle of tranquility and peace of mind are never far away. Charming with its quaint brick facade, drive-through garage and sweeping backyard, this property brings confidence through a range of desirable features from start to finish, whilst also exploding with potential for tasteful additions and renovations that make for an easy 'yes' - Welcome to 13 Cobain.
Features:
• Three charming bedrooms spread across the floorplan, all with plush carpet, LED central lights, sheer curtains and built-in wardrobes
• Front-most Master bedroom with hanging space to built-in wardrobe and quick, easy access to loungeroom, split-system AC and front door for convenience
• Cozy three-way bathroom with arched hallway entrance, wall-length vanity to main area, corner shower and built-in bathtub to one space and separate toilet to other
• Delectably functional horseshoe-style kitchen appointed by 600mm four-burner electric cooktop, CHEF oven, double basin with backyard views and feature pillar for lookthrough across breakfast bar
• Sprawling dining space off kitchen with Mitsubishi split-system air conditioning, vertical blinds & drapes, glass sliding door to yard and nearby laundry with spare toilet
• Bright loungeroom with carpeted flooring, sheer curtains, TECO split-system air conditioning and LED central light
• Wrap-around backyard with an abundance of space for child and pet playtime, paver patio nook, rear garage roller door access, established trees & lawn and skirted by colourbond fencing
• Additional features: instant hot water system, side access, garden shed (1.6m x 1.6m), front and back yard spaces
Perfect for young families seeking an idyllic home in an affluent location, this confident property is nestled moments from a desirable range of shopping outlets including Glenwood Village Shopping Centre only 3km away providing cafe and food options, and Parklea Markets an extra 200m. Positioned proximally to nearby parks in the triangulation of Corbin Reserve, Waite Reserve and Reserve 772 promising a lifestyle of family memories in the green outdoors. Zoned to Quakers Hill East Public School only a 700m stroll, and 4-minutes drive to Quakers Hill High School, with Guardian Childcare simply 10-minutes walk away, gifting homeowners educational access like never before. Positioned only 2.7km from Quakers Hill Railway Station and less than 5km away from Bella Vista Metro Station and commuter carpark making for a breezy city commute for work and leisure - contact Shiv Nair today on 0451 883 102 for further information.
Disclaimer: All information contained herewith, including but not limited to the general property description, images, floorplans, figures, price and address, has been provided to Hills Real Estate Sales Pty Ltd by third parties. We have obtained this information from sources that we believe to be reliable; however, we cannot guarantee the accuracy and or completeness of this information. The information contained herewith should not be relied upon as being true and correct. You should make independent inquiries and seek your own independent advice in respect of this property or any property on this website.
Listing description written by Shiv Nair, Ray White TNG Glenwood — reproduced as published, not verified by Districts.
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