Stratford at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Stratford › William St
$650,000
For sale
Asking
3
Bedrooms
1
Bathrooms
0
Car spaces
6,000 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
$650,000
Asking · $108/m² of land
No recorded sale for this property.
Stratford at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$27,529 on top of the price (4.2% 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.
0 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
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
Stratford at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Elders Real Estate GloucesterIf you've been dreaming of escaping to the country without stretching the budget, this affordable rural starter package could be exactly what you've been searching for. Set on approximately 6,000sqm in a peaceful street within the welcoming country village of Stratford, this lifestyle property offers space, privacy and stunning mountain views, all just 10 minutes south of Gloucester within Midcoast NSW.
The brick home with Colorbond roof features three bedrooms, a family bathroom and comfortable living, complete with a cosy wood-burning fireplace, reverse cycle air conditioning and ceiling fans for year-round comfort. The enclosed verandah provides valuable extra living space, a home office or hobby room, or could easily be reopened to create an inviting outdoor entertaining area.
One of the property's standout features is the breathtaking outlook across the iconic Bucketts Mountain Range and the picturesque Mograni Ranges, providing a stunning backdrop to everyday country living.
Perfect for first-time acreage buyers or those wanting to embrace a relaxed rural lifestyle, the property includes a fully fenced house yard, separate fenced paddock and stock dam, making it ideal for a pony, alpacas or a few farm animals. There's also plenty of room if you want to aim for self-sufficiency with gardens of produce. There's nothing quite like growing your own fresh and healthy produce.
Rainwater tanks and onsite waste management are already in place, mains power is connected and the existing solar system offers future potential with repairs required.
Affordable lifestyle properties with usable land, spectacular views and genuine country charm are becoming increasingly difficult to find. Don't miss your opportunity to secure your own piece of rural Australia. This property is a great investment, with an abundance of potential for a makeover and future re-sale.
Contact Denise Haynes - Elders R&R Property today for an inspection. 0414 725 482
* Please note that there is a small Solar System on the property but it is not currently working.
Elders Real Estate R&R Property Group make no representations to the accuracy of the information provided by our vendors. Interested parties should conduct their own due diligence in relation to each property they are considering purchasing. All photographs, maps and images are representative only, for marketing purposes.
Listing description written by Denise Haynes, Elders Real Estate Gloucester — reproduced as published, not verified by Districts.