Muswellbrook at a glance
12,605
People
$621,500
Median sale
$548/wk
Median rent
4.59%
Suburb gross yield
Median sale from 161 recorded sales (last 12 months) — a Districts calculation.
NSW › Muswellbrook › Donaldson St
$600,000–$625,000
For sale
Asking range
3
Bedrooms
1
Bathrooms
3
Car spaces
799 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
$600,000–$625,000
Asking range · $751/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Muswellbrook (last 5 years) with land size have a median of $832/m² of land (n=133). Districts calculation from recorded sales — not a valuation.
Muswellbrook at a glance
12,605
People
$621,500
Median sale
$548/wk
Median rent
4.59%
Suburb gross yield
Median sale from 161 recorded sales (last 12 months) — a Districts calculation.
Vs Muswellbrook
-3.5%
Median sale
Suburb $621,500
+0.16 pp
Gross yield
Suburb 4.59%
Suburb median $621,500 from 161 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.
$25,279 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Muswellbrook'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 $548/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 4.7%. 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
Muswellbrook at a glance
12,605
People
$621,500
Median sale
$548/wk
Median rent
4.59%
Suburb gross yield
Median sale from 161 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Powered by Smile Elite NSWWhether you’re buying your first family home, looking to downsize and leave a hefty mortgage behind, or searching for an investment with broad tenant appeal, 16 Donaldson Street makes a lot of sense. Set on approximately 799sqm in a quiet cul-de-sac, it combines a comfortable three-bedroom home with excellent outdoor living, plenty of parking and a substantial shed.
For a young family, this could be the opportunity to step into a home with room to grow without taking on more house than you need. There are three bedrooms, all with built-in robes, including a spacious main bedroom, while the family bathroom has a bathtub with shower and the convenience of a separate toilet. The large lounge flows into the dining area and kitchen, creating a relaxed central living space where family life can happen together.
If you’re downsizing, there’s an equally appealing proposition. You can reduce the size of the house without giving up the things you’ve worked hard to enjoy. There’s still a generous block, room for visitors, excellent outdoor living and, importantly, a large approximately 7m x 7m Colorbond shed. It could be the answer if you’re ready for a simpler home and the possibility of mortgage-free living, but still want space for the car, tools, hobbies and all those things you’re definitely not ready to part with.
Outdoor living is another real strength. Sliding doors connect the lounge with the covered front portico, while a semi-enclosed entertaining area at the side gives you a great spot for the BBQ. Out the back, there’s yet another deck, partly covered, so you can choose where to settle according to the weather, the time of day or the occasion.
The way the block is divided adds another layer of practicality. The rear yard is separately and securely fenced, and the land around the shed is also separately fenced with a large swinging gate providing drive-through access. That separation could be particularly useful for families with children or pets, downsizers who want an organised and manageable property, or tenants who value usable outdoor space.
For investors, much of the hard work is already done. The property is currently tenanted, and the agent is happy to discuss the existing rental terms and potential rental returns with interested buyers. Three bedrooms, built-in storage, air conditioning, generous parking, multiple outdoor areas and that big shed give the property plenty to offer the rental market.
The location adds to the appeal across all three buyer groups. You’re tucked into a quiet cul-de-sac, yet schools, childcare, sporting amenities, Muswellbrook Fair and TAFE are all within reasonable proximity. It’s convenient for a young family, easy for downsizers and another positive when considering the property as an investment.
With something to offer first home buyers, families, downsizers and investors, 16 Donaldson Street is going to appeal to a wide slice of the market, and that could mean a very short window of opportunity. Don’t wait to see who else discovers it. Contact us today, book your inspection and be ready to make your move before this one flies off the market.
- Three double bedrooms with biw’s
- Spacious main bedroom
- Large lounge and dining area
- Split-system air conditioning
- Wood combustion fire place
- Multiple outdoor living spaces
- Semi-enclosed BBQ area
- 7m x 7m Colorbond shed
- Drive-through access to shed
- Separate secure fenced yard areas
- Ample off-street parking
- Currently tenanted
- 799sqm block
Disclaimer: All information contained herein is obtained from property owners or third-party sources, which we believe are reliable. We have no reason to doubt its accuracy; however, we cannot guarantee it. All interested person/s should rely on their own enquiries.
Listing description written by Alex Bussell, Powered by Smile Elite NSW — reproduced as published, not verified by Districts.