Mathoura at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Mathoura › Picnic Point Rd
For sale
For sale
3
Bedrooms
1
Bathrooms
0
Car spaces
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
No recorded sale price for this property yet.
Mathoura at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.
0 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
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
Mathoura at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Border Real Estate EchucaLive the Bush Life, Bank the Income!
Tucked on the doorstep of the Murray Valley National Park and Gulpa Creek, on the edge of Mathoura, this isn't just a business for sale — it's a lifestyle with a P & L attached, offered as a freehold going concern. That means you own the real estate outright and step straight into a trading operation — no lease renegotiations, no landlord to answer to, and full control of the underlying asset as well as the business.
Gulpa Retreat is a boutique, multi-revenue tourist park built for owner-operators who want to trade the commute for birdsong and still see money hit the till every day of the week. The offering is diversified across three accommodation streams — permanent site holders, short stay accommodation (Riverside cabin & glamping tent), powered caravan/camp sites — plus the licensed Swing Saw Cafe with renovated managers residence and office,providing another layer of revenue. Further development of the creek frontage would be possible to build out the short stay accommodation potential.
Why lifestyle-with-income buyers should look closely:
* Freehold security — the land and buildings are yours; the business income sits on top of a hard asset, giving you both a lifestyle base and a capital-growth play.
* Multiple income streams under one roof — cabins, glamping and powered sites cater to different traveller budgets (couples, families, grey nomads), spreading risk and smoothing occupancy across seasons.
* A ready-made licensed venue — instant additional trading income and a drawcard for passing trade and day-trippers, not just overnight guests.
* Genuine tourism drawcards on the doorstep — Murray Valley National Park, a RAMSAR listed wetland on the doorstep, Gulpa Creek aspect and frontage offering fishing and canoeing, forest walking/cycling trails and prolific birdlife mean the marketing writes itself.
* Established local support network — courtesy bus run by the Mathoura Bowling Club, on-site tourist information, and a dog-friendly reputation already built with repeat guests.
* Low-maintenance guest infrastructure already in place — camp kitchen, fishing platform, canoe/kayak deck and grassed play areas mean capex is about upkeep, not a ground-up build.
* A true seachange address — swap peak-hour traffic for a riverside deck, with the Murray's fishing and boating culture on your doorstep.
Contact the agent for price — a genuine opportunity to secure a freehold, income-producing lifestyle asset in a proven Riverina tourism location, with upside available through occupancy growth, tariff repositioning, and cafe/events trade.
Listing description written by David Leeds, Border Real Estate Echuca — reproduced as published, not verified by Districts.