Murrumbateman at a glance
3,952
People
$1,055,000
Median sale
$860/wk
Median rent
4.24%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
NSW › Murrumbateman › West St
3
Bedrooms
1
Bathrooms
4
Car spaces
2,023 m²
Land
101 m²
Building
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
No verification items generated for this record.
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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Murrumbateman (last 5 years) with land size have a median of $593/m² of land (n=15). Districts calculation from recorded sales — not a valuation.
Murrumbateman at a glance
3,952
People
$1,055,000
Median sale
$860/wk
Median rent
4.24%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
Yass Valley Local Environmental Plan 2013
Zone
Village
RU5
Jurisdiction
Yass Valley
Yass Valley, NSW
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.
The official layer was queried and no heritage listed area was detected on this parcel (NSW ePlanning Spatial Viewer, retrieved 31 Aug 2026). Mapped layers change — this is the strongest all-clear Districts can give, not a certificate.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
NSWZoned Village · RU5 (Yass Valley Local Environmental Plan 2013). Official parcel area about 2,028 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. 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 $860/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.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned Village · RU5 (Yass Valley Local Environmental Plan 2013). Official parcel area about 2,028 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
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?
KnownmediumOfficial parcel about 2,028 m² — land size can look like optionality. No material overlays were returned that would explain a discount. That is not proof the price is fair. Nearby DAs, easements, and flood-layer gaps can still explain a cheap-looking listing — those are not all loaded.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. 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
UnknownNo DA adapter returned applications 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
Murrumbateman at a glance
3,952
People
$1,055,000
Median sale
$860/wk
Median rent
4.24%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Rural Canberra/Yass17 West St, Murrumbateman Village, NSW
Discover the charm of this delightful country cottage at 17 West Street, Murrumbateman. Radiating a homely warmth, this sun-drenched property is a haven situated on a generous 2,023 sqm block adorned with established shade trees and gardens.
Key Features:
• 3 Bedrooms, 1 Bathroom, 2 Toilets: Well-equipped kitchen, refurbished flooring, and new carpet throughout.
• 4-Car Garage: Spacious garaging with a slow-combustion fireplace, perfect for a man cave.
• Outdoor Living: Large covered entertaining deck with French doors, overlooking the garden.
• Modern Comforts: Ducted gas heating, reverse cycle air conditioning.
• Water/Sewage Supply: 35,000-litre rainwater tank, town water and sewage connected.
• Location: Directly opposite the Murrumbateman Village Grassy Woodland reserve, ensuring unspoiled views.
• Accessibility: New horseshoe driveway with dual street access and rear lane access.
Prime Location:
• Walking distance to local amenities including the Murrumbateman Country Inn, dog park, cafes, gym, daycare centres, dental practice, local wineries, restaurants, and recreational grounds.
• Conveniently close to schools and public transport: 17 minutes to Yass, 25 minutes to Belconnen, and 35 minutes to Canberra CBD.
Additional Highlights:
• Versatile options for the home: Extend, relocate, run as an investment property, or simply enjoy as is.
• Community atmosphere with friendly neighbours and a quiet street setting.
• Potential for high rental returns: $150 per night on Airbnb or $690-$760 per week for long-term rentals.
Frequently Asked Questions:
Q: What can the settlement period be? A: The owners can accommodate a settlement period of up to 120 days ideally but are open to longer if needed.
Q: Is there anything wrong with the property? A: ACT Property Inspections completed their report and have said that it is above average (please see a copy of this in the info pack).
Q: Can the new owner move in under-occupancy? A: Yes, occupancy under license prior to settlement can be agreed to from 7 days post-exchange. This will allow the current owner to move out in time. A weekly occupancy fee can be negotiated, providing a smooth transition for the new owner.
Q: Can the furniture be purchased? A: Yes, the furniture can be purchased.
Q: Is everything approved on the property? A: No, the home doesn't have a final certificate, nor does the shed.
Q: Can the property be sold prior to Auction? A: Due to the situation of the owner and his financiers, the property cannot be sold prior to Auction. It needs to be transacted via a Public Auction, ensuring transparency and fairness in the sale process.
Q: Can I exchange the contract with a 5% deposit or deposit bond? A: Yes, a 5% deposit or deposit bond is accepted.
Q: What is the asking price for the property and are the owners negotiable? A: Due to the circumstances, the owner needs to sell and wants the market to determine the value. As a guide, consider these recent comparable sales:
• 1 Middle Street, Murrumbateman, sold on 15/04/24 for $1,500,000 (3 bed, 2 bath on 1,985m²)
• 35 West Street, Murrumbateman, sold on 14/02/24 for $1,050,000 (4 bed, 2 bath on 1,082m², 500m from 17 West St)
• 18 Camp Street, Murrumbateman, sold on 24/05/24 for $854,050 (3 bed, 2 bath on 1,011m2, 300m from 17 West St)
Q: What would the property rent for on a short-term and long-term basis? A: The owner has had the property listed on Airbnb and has been getting $150 per night with it being a single bedroom, no garage, minimum 2-night stay. Long-term, our team has assessed the property to be worth $690 to $760 per week. (please see a copy of this in the info pack)
Q: What does it mean to have Crown Road to the rear of the property? A: The property backs onto an easement lane which used to serve as a 'night cart lane' for the collection of storage back in the day. This is now where the easement for the town sewage runs. Many people use it for extra storage or a chook run.
Q: Why are they selling? A: The owner needs to release equity in this property due to numerous factors, hence why his dreams for the property need to be passed onto the next owner, unfortunately.
Q: What does an agent's interest mean? A: This is a legal requirement when an agent is representing a property they have a link to. 17 West St is owned by the director of Ray White Rural Canberra | Yass | Murrumbateman. He is not involved with the sale as a listing agent, ensuring 100% transparency.
Rates and Charges:
• Yass Valley Council Rates: $787 per quarter.
• No body corporate or strata fees.
Published Vendor Reserve Price $850,000
Agent Interest
Listing description written by Connor Rorison, Ray White Rural Canberra/Yass — reproduced as published, not verified by Districts.