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 › Woodleigh Dr
$1,800,000–$1,875,000
For sale
Asking range
7
Bedrooms
3
Bathrooms
20
Car spaces
11,574.009 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
$1,800,000–$1,875,000
Asking range · $156/m² of land
No recorded sale for this property.
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.
Vs Murrumbateman
+70.6%
Median sale
Suburb $1,055,000
-1.76 pp
Gross yield
Suburb 4.24%
Suburb median $1,055,000 from 8 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.
$84,879 on top of the price (4.7% 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 Murrumbateman'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 $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.
Gross yield if leased at the suburb aggregate is 2.5%. 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
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 LJ Hooker Woden and WestonOne property, multiple possibilities
Set across a private and beautifully established 2.86-acre holding in the heart of Murrumbateman, 17 Woodleigh Drive is a truly versatile lifestyle property offering something that is exceptionally difficult to find: two separate residences, a self-contained studio and an enormous American-style barn with space for vehicles, machinery, hobbies and more.
Whether you're looking for a multi-generational family solution, additional accommodation, space to work from home, room for the cars and toys, or simply the freedom that comes with acreage, this property delivers an extraordinary combination of space, flexibility and lifestyle.
TWO HOMES - ONE EXCEPTIONAL PROPERTY
The main residence provides generous family accommodation with four bedrooms, two bathrooms and two separate living areas, offering plenty of space for comfortable family living and the flexibility to create separate zones for relaxation, entertaining or quiet time.
The second residence offers genuine independence with three bedrooms, one bathroom and an additional separate toilet, making it ideal for extended family, guests, teenagers, additional accommodation or potential rental opportunities.
Adding even more flexibility is the self-contained studio, creating an ideal space for guests, teenagers, a home office, creative pursuits or hobbies, subject to any required approvals.
With two fully separate residences plus a studio, the accommodation options are exceptional and provide a level of versatility rarely found on a single property.
THE AMERICAN BARN
For buyers who need serious storage, workspace or somewhere to house their prized possessions, the American barn is a standout feature.
With substantial powered space, mezzanine storage, a three-bay garage and capacity for approximately 20 vehicles or machinery, this is far more than a traditional shed.
It's the kind of space that will appeal to tradespeople, business owners, car enthusiasts, collectors, hobbyists and anyone who simply refuses to compromise on storage.
YOUR OWN PRIVATE ACREAGE LIFESTYLE
Outside, the 2.86 acres provide plenty of room for the family to spread out and enjoy the freedom of country living without sacrificing convenience.
A dam, bore and substantial water storage provide valuable resources for the property, while solar systems add to its practicality.
Entertain outdoors, relax around the firepit, enjoy the swim spa or simply take in the peace and privacy of your own acreage.
FEATURES AT A GLANCE
• 2.86 acres of established land
• Two separate residences
• Main residence with 4 bedrooms, 2 bathrooms & 2 separate living areas
• Second residence with 3 bedrooms, 1 bathroom & additional separate toilet
• Self-contained studio
• Large American-style barn
• Three-bay garage
• Approximately 20 vehicle/machinery spaces
• Mezzanine storage
• Extensive powered workshop/storage areas
• Solar systems
• Separate electricity/solar infrastructure
• Bore and dam
• Substantial water storage
• Multiple living areas
• Outdoor entertaining
• Swim spa
• Plenty of room for vehicles, machinery, hobbies and family living
A PROPERTY WITH OPTIONS
Some properties simply offer acreage.
Some offer a beautiful family home.
17 Woodleigh Drive offers considerably more.
With two separate homes, additional studio accommodation and an extraordinary barn, this is a property designed around flexibility, independence and lifestyle.
For families wanting to stay close while maintaining their own space, buyers seeking additional accommodation, or those looking for the ultimate combination of home, acreage and serious storage, this is an opportunity worth inspecting.
Properties offering this level of accommodation, infrastructure and versatility are exceptionally rare.
Come and experience the scale and possibilities of 17 Woodleigh Drive for yourself.
Rates – approx. 600 per quarter
Land – 2.86 acres
House 1 living- approx. 220sqm
House 2 living – 150sqm
Agent interest
Listing description written by Pauline Jenkins, LJ Hooker Woden and Weston — reproduced as published, not verified by Districts.
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