Narooma at a glance
2,805
People
$882,500
Median sale
$448/wk
Median rent
2.64%
Suburb gross yield
Median sale from 16 recorded sales (last 12 months) — a Districts calculation.
NSW › Narooma › Princes Hwy
$899,000–$988,000
For sale
Asking range
3
Bedrooms
1
Bathrooms
4
Car spaces
1,290 m²
Land
Districts View
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
$899,000–$988,000
Asking range · $697/m² of land
No recorded sale for this property.
Narooma at a glance
2,805
People
$882,500
Median sale
$448/wk
Median rent
2.64%
Suburb gross yield
Median sale from 16 recorded sales (last 12 months) — a Districts calculation.
Vs Narooma
+1.9%
Median sale
Suburb $882,500
-0.05 pp
Gross yield
Suburb 2.64%
Suburb median $882,500 from 16 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.
$38,734 on top of the price (4.3% 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 Narooma'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 $448/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 2.6%. 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
Narooma at a glance
2,805
People
$882,500
Median sale
$448/wk
Median rent
2.64%
Suburb gross yield
Median sale from 16 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by @realtyWelcome to 176 Princes Highway, Narooma — where lifestyle, location, and coastal charm come together in perfect harmony.
This beautifully presented three-bedroom home offers the rare convenience of being close to the beach and shops while still capturing amazing views to Gulagar mountain and Forsters Bay
From the moment you step inside, you’re welcomed by warmth and character. Polished timber floorboards flow throughout the living spaces, complemented by feature cornices and elegant French doors that add a timeless touch. The spacious lounge provides the perfect setting for family living, while reverse cycle air conditioning ensures year-round comfort.
A large rear yard benefits from water tanks totalling 2500 litres ,perfect for gardening or washing the car.
Within the home the layout is both practical and inviting, with two generous bedrooms .The third bedroom can easily be an office/workout room. Step outside and you’ll discover what truly sets this property apart. The sun-drenched rear deck capturing sweeping water views and mountain views, ideal for morning coffees, relaxed afternoons, or entertaining with friends as sea breezes roll in.
Set on an expansive 1,290 sqm fully fenced block, the outdoor space offers privacy, versatility, and room to move. There’s ample infrastructure for tradies, hobbyists, or growing families, including a large garage, additional shedding, and multiple storage options , making it as functional as it is appealing. This block is sub divisible STCA and a must for developers to view .
But what truly elevates this property is its location within the incredible coastal town of Narooma.
Here, your lifestyle extends far beyond your front door. Spend your mornings teeing off at the renowned Narooma Golf Club, widely regarded as one of Australia’s most scenic coastal courses. Enjoy afternoons exploring pristine beaches like Bar Beach and Dalmeny Beach, or take in the breathtaking views out to Montague Island, famous for its wildlife and natural beauty.
On weekends, wander along the iconic Australia Rock, enjoy fresh local seafood, or take a short drive to the historic village of Central Tilba, rich in heritage and charm. For the active lifestyle, the region also offers excellent fishing, boating, and mountain biking trails , all close by. The Narooma main surfing beach is only 1.5kms away and an easy walk.
Whether you’re searching for a permanent residence, a coastal escape, or an investment in a tightly held market, 176 Princes Highway delivers on space, lifestyle, and opportunity.
This is more than just a home — it’s your chance to embrace the very best of coastal living, where every day feels like a holiday.
Don’t miss this opportunity to secure your place in one of the South Coast’s most sought-after destinations.
Call Agents
Peter Smyth. 0410444443
Mandy Mitchell 0426063495
Disclaimer: While every effort has been made to ensure the accuracy of these particulars, no warranty is given by the vendor or the agent as to their accuracy. Interested parties should not rely on these particulars as representations of fact but must satisfy themselves by inspection or otherwise. Although high standards have been used in preparing this document, no legal responsibility can be accepted for any loss or damage resulting from the content or use of this information. Any photographs show only certain parts of the property as they appeared when taken. Areas, amounts, measurements, distances, and all other numerical information are approximate only. Note: Every care has been taken to verify the accuracy of the details in this advertisement; however, we cannot guarantee its correctness. Prospective purchasers are requested to take necessary action to satisfy themselves with any pertinent matters.
Listing description written by Peter Smyth, @realty — reproduced as published, not verified by Districts.