Boambee at a glance
1,794
People
$1,300,000
Median sale
$528/wk
Median rent
2.11%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
NSW › Boambee › Middle Boambee Rd
$900,000
Last sold
8 July 2019
4
Bedrooms
2
Bathrooms
6
Car spaces
3,796 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
Last sold
$900,000
8 July 2019 · derived via latest_sale
Local land rate: recorded House sales in Boambee (last 5 years) with land size have a median of $205/m² of land (n=29). Districts calculation from recorded sales — not a valuation.
Boambee at a glance
1,794
People
$1,300,000
Median sale
$528/wk
Median rent
2.11%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
Vs Boambee
-30.8%
Median sale
Suburb $1,300,000
+0.94 pp
Gross yield
Suburb 2.11%
Suburb median $1,300,000 from 13 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 $528/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
Boambee at a glance
1,794
People
$1,300,000
Median sale
$528/wk
Median rent
2.11%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Excel Property AgencyFrom the minute you step inside this home you are immersed in quality workmanship, it's so very obvious. Nestled on just under one acre, in the picturesque Middle Boambee Valley we offer this fine 4 bedroom home and infrastructure.
The sealed sweeping driveway with matured trees invites you to the home. The tiled verandah formally greets you, where you can certainly imagine sitting there overlooking the pool, gardens and distant mountain vista. The sophisticated timber French doors dress the full frontage of the home, each room opens out to this gorgeous outlook.
Once you step through the front door the magic really starts to happen, beautiful timber floors, 3m high ceilings, quality fixtures and fittings and cool ducted air-conditioning create a fabulous ambiance and comfort throughout.
There is a casual living and dining area adjacent to the exceptional kitchen with quality appliances, granite benchtops and timber cabinetry. This kitchen is an entertainer's delight, with generous bench space and walk-in pantry. Definitely the heart and soul of this family home.
When you choose to entertain, the formal living and dining space is here with gigantic floor tiles, a splendid wood fire place and French doors, all creating a warm location for friendly conversation and relaxation. Or alternatively an extra bedroom if needed.
The master suite is spacious, and through the French doors you certainly enjoy that gorgeous Northern vista. This is your own retreat space with walk-in robe and ensuite, yet another room that can be used as a nursery, office or more robe for the shopper of the family. The use of stained glass and marble vanity tops certainly creates a grandiose atmosphere in the ensuite.
The Western wing of the home has the balance of two king sized bedrooms with robes, ducted air-conditioning of course, and again those French doors enjoying that Northern vista.
The family bathroom has an oversized spa bath, and just stunning timber leadlight windows, and certainly not skimping on space.
Doing the laundry here can be a pleasure with room to move, a space inclusive of a washer/dryer, a stow away ironing board and easy access to rear patio and cloths line.
In the double garage is the technology for the 21 solar panels, the ducted vacuuming system and back to base security system, and yes NBN.
Externally the shedding and large carport at the rear of the property is ideal for large workshops, car restoration, or you could line one half of the shed creating a granny flat or teenagers retreat!! In addition there is a bore for the gardens, solar/electric hot water, solar heated pool, water tank under the gazebo, yet most importantly town water.
We assure you this property is of quality, completely on one level, and currently rented with tenants paying $620/week.
A fabulous home with easy proximity to Boambee Primary School, Sawtell with outstanding beaches and restaurants, Coffs CBD, Coffs Hospital and University only minutes away by car.
Call for an inspection without delay...there is so much more to see!
Highlights...
* Block size 3,796m2
* Rates $2,537.55pa
* Ducted Air-Conditioning
* Back to base Security System
* Town, Tank and Bore water
* 21 solar panels which halved the power bill
* Solar & Electric hot water system
* Solar heated pool
* Ride on lawn mower
* Washer-Dryer
* NBN Connected
* Year built 1994
* Currently achieving $620/week - lease expired
Listing description written by Melanie Greenaway, Excel Property Agency — 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.