Broulee at a glance
1,980
People
$1,255,000
Median sale
$653/wk
Median rent
2.71%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
NSW › Broulee › Broulee Rd
$1,260,000
Last sold
24 Oct 2025
3
Bedrooms
2
Bathrooms
3
Car spaces
649 m²
Land
243 m²
Building
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
$1,260,000
24 Oct 2025 · derived via latest_sale
Local land rate: recorded House sales in Broulee (last 5 years) with land size have a median of $1,537/m² of land (n=44). Districts calculation from recorded sales — not a valuation.
Broulee at a glance
1,980
People
$1,255,000
Median sale
$653/wk
Median rent
2.71%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
Vs Broulee
+0.4%
Median sale
Suburb $1,255,000
-0.02 pp
Gross yield
Suburb 2.71%
Suburb median $1,255,000 from 14 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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 $653/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
UnknownArea
Broulee at a glance
1,980
People
$1,255,000
Median sale
$653/wk
Median rent
2.71%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Fraser/Gray Real EstatePerfectly positioned just moments from the beach, this beautifully presented weatherboard home blends timeless character with relaxed contemporary living. With its classic facade, pitched rooflines, and inviting front porch, this coastal retreat offers charm, comfort, and space for the whole family.
Step inside to soaring ceilings and sun-drenched interiors where timber floors flow through the open-plan lounge, kitchen, and dining area – a space designed for both relaxed family living and elegant entertaining. The stylish paneled kitchen features timber benchtops and cabinetry, creating warmth and functionality, while seamlessly connecting to the alfresco deck.
Upstairs, a spacious loft retreat offers flexibility as a second living area, home office, or guest lounge – ideal for growing families or multigenerational living.
With three generous bedrooms all featuring built-in robes and all large enough to take queen beds. The master suite delivers relaxing vibes with access to the outdoor deck. With a main bathroom plus the second bathroom off the laundry, this home has been thoughtfully designed for modern lifestyles.
Outside, your private sanctuary awaits. The covered entertaining area overlooks a sparkling inground pool and lush, landscaped gardens – perfect for long summer days. After a swim or stroll along the shoreline, enjoy the convenience of a hot and cold outdoor shower, discreetly positioned in the fully enclosed backyard.
Additional highlights include a secure hardstand area for your caravan, boat, or trailer, safely positioned behind gates within the enclosed yard – perfect for those who love to explore beyond the beach.
Key Features:
• 3 bedrooms, two bathrooms
• Open-plan lounge, kitchen, and dining with timber floors
• Panelled kitchen cabinetry with timber benchtops
• Two separate living areas including an upstairs loft retreat
• Alfresco entertaining deck overlooking a landscaped garden and inground pool
• Hot and cold outdoor shower
• Secure hardstand for caravan, boat, or trailer in enclosed yard
• Large 4 x 4 metre shed
• 2,000 litre water tank
• Understairs storage
• Gas fireplace and instant hot water system
• 2 x large reverse cycle air conditioning units
Located in one of the sought -after enclaves of Broulee, this home is more than just beautiful – it’s a lifestyle investment. Think early morning beach walks, Sunday brunches on the back deck and timeless design that never goes out of style
This home effortlessly blends coastal charm with modern convenience – a true lifestyle haven in a coveted beachside location.
Inspection by Appointment only
Listing description written by Peter Asbury, Fraser/Gray Real Estate — reproduced as published, not verified by Districts.
NSW 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.