Tumut at a glance
6,565
People
$527,500
Median sale
$412/wk
Median rent
4.06%
Suburb gross yield
Median sale from 90 recorded sales (last 12 months) — a Districts calculation.
NSW › Tumut › East Gilmore Rd
For sale
For sale
4
Bedrooms
3
Bathrooms
8
Car spaces
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
No recorded sale price for this property yet.
Tumut at a glance
6,565
People
$527,500
Median sale
$412/wk
Median rent
4.06%
Suburb gross yield
Median sale from 90 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 $412/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
Tumut at a glance
6,565
People
$527,500
Median sale
$412/wk
Median rent
4.06%
Suburb gross yield
Median sale from 90 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by SaleByHomeOwner.com.auPhone 1300 841 864 - The phone enquiry code for this property is - 3006
Been offered for the first time in 75 years, this rare 377-Acre (152.59ha) property in the southern end of the Gilmore Valley between Tumut/Batlow NSW. This exceptional property sits on prime red basalt grazing country at 810m above sea level in the picturesque Snowy Mountains region of NSW. Located high on Snubba Range overlooking the Blowering Dam to the east and to the north overlooking the Gilmore Valley. This versatile property offers rich pastures, that's balanced with native bushland, stunning elevated views, and multiple income streams, making it a truly rare and unique holding.
🌿LAND and WATER INFRASTRUCTURE
● Gently undulating to hilly grazing land, ideal for beef cattle and sheep operations.
● Abundant water with 7 dams, natural springs, and a 13-megalitre fenced permanent spring-fed dam, serving as the main water supply for stock troughs, household use, and gardens.
● Airwell pump supplies water to a 140,000 ltr main header tank at the property's highest point, gravity-fed via a buried 2" main line to a 37,800 ltr yard tank, operable by gravity or electric pump.
● All boundary fencing newly constructed in steel in 2021. Most internal fencing constructed at the same time.
● Well-established 25 paddock rotation system with all steel cattle yards with a Ruddweigh Veterinary Crush. Excellent rainfall support (1125mm Av over past 10 yrs) sustainable land use and productivity.
● Hay/Machinery shed is steel framed, open front, enclosed three sides, corrugated iron - 9.5mx8mx4m(H). One side has an attached 40' shipping storage container with shelving and work benches.
● Atco two room portable office/accommodation building with kitchen, combustion stove and wood heater, lockable.
● Steel frame - 16mx7m fully enclosed, zincalume cladded shed.
🏠 HOMESTEAD, YARD and IMPROVEMENTS
Three Colourbond steel structures service the main yard area, all including outer roof sprinkler fire suppression systems.
● Property hoists WiSky transmitters - enabling owners to free wifi access.
● Main Residence with a total floor living area of 217.29m2: A two-storey, club-style open-plan home offering 3-4 bedrooms, 3 bathrooms (including the family bathroom recently renovated with one bathroom built outdoors), large built-in office section, and spacious open living, dining and kitchen areas.
Renovated kitchen with Smeg 6 burner gas stove, electric oven, twin-draw dishwasher, and strut push-up serving window.
Laundry room has built-in storage cabinets and gun safe.
Double sided coat, hat and boot storage mudroom area at rear entry with floor to ceiling built-in storage cabinets.
Expansive attached 40m2 covered north-east facing outdoor entertainment area with uninterrupted views of Blowering Dam.
BBQ area includes a smoker built into the rock wall.
A matching Colourbond steel garden storage shed is attached to the southern side.
Serviced by a 37,800 ltr water tank, 400 ltr electric hot water system, inground septic and inground grey water tank.
The yard also includes an inground sports size trampoline for all family fun.
● 6-Bay Shed is fully enclosed and lockable with concrete flooring, insulated, built-in shelving and work benches, Airwell compressor for water system, wired to 240v power and lights. Includes 19 solar panels with a 5kva inverter. Additional attached covered carport, and a verandah fronting two bays with a small rain water tank - all facing Blowering Dam.
● 3-Bay Shed has a gravel floor, fully enclosed and lockable with built-in shelving for wood storage plus a 18,900 ltr rain water tank attached. Currently houses a functioning eucalyptus oil distillery - a legacy enterprise on the property since the early 1950s.
● Portable steel frame, corrugated iron, lockable shed with wooden floor - 2.4mx2.6mx2m(H).
● Chook and Veggie garden yards are both fully fenced.
💼 INCOME-GENERATING OPPORTUNITIES
● Beef cattle and sheep grazing on rich volcanic soils.
● Eucalyptus oil production - a long-standing, proven operation with historical roots and a large long term customer client base.
● Eucalyptus mulch and firewood sales.
● Scope for eco-tourism or farm stay ventures thanks to breath-taking views and self-sufficient infrastructure.
🌄 HIGHLIGHTS
● Breath-taking views of Blowering Dam from the home, sheds and entertaining areas including a north-west view over the Gilmore Valley and a south-west view of Batlow township from the property.
● Fertile red basalt soil, high-quality pasture, and reliable water infrastructure.
● Potential for up to 6 separate income streams, 5 of them established.
● Rare combination of productive agriculture, lifestyle, and historical enterprise.
● Duel property access, via East Gilmore and Snubba Roads.
● Access to school bus is 4km away.
● Close proximity to the NSW ski fields.
● A 15min/8km drop through the surrounding Bago State Forest onto the western foreshores of Blowering Dam for camping, boating, fishing and hunting.
Despite the privacy and sense of escape, you're centrally positioned in close proximity within Batlow, Tumut, Talbingo and Tumbarumba communities. Close to 3 major cities, Canberra, Albury/Wodonga and Wagga Wagga all well within the 1.3-2.5 hrs driving.
● Current Council Rates: $476 per quarter.
📌 Google Map Coordinates for this property location is https://maps.app.goo.gl/Aw9qa3x5Fq5d1Wne6
📌 WIWO Complete Eucalyptus Oil Business Priced Separately By Negotiation.
📌 Genuine Enquires Only
📌 Inspections 'By Appointment' Only
Property Code: 1876
Listing description written by Sale By Home Owner, SaleByHomeOwner.com.au — reproduced as published, not verified by Districts.
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