Abermain at a glance
2,634
People
$770,000
Median sale
$508/wk
Median rent
3.43%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
NSW › Abermain › Charles St
$1,250,000
Last sold
15 Aug 2025
3
Bedrooms
2
Bathrooms
10
Car spaces
153,800 m²
Land
Districts View
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
$1,250,000
15 Aug 2025 · derived via latest_sale
Local land rate: recorded House sales in Abermain (last 5 years) with land size have a median of $694/m² of land (n=61). Districts calculation from recorded sales — not a valuation.
Abermain at a glance
2,634
People
$770,000
Median sale
$508/wk
Median rent
3.43%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
Vs Abermain
+62.3%
Median sale
Suburb $770,000
-1.32 pp
Gross yield
Suburb 3.43%
Suburb median $770,000 from 25 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Cessnock Local Environmental Plan 2011
Zone
National Parks and Nature Reserves
C1
Jurisdiction
Cessnock
Cessnock, 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 maps a heritage listed area touching the boundary of this parcel — at the edge, not across it (NSW ePlanning Spatial Viewer, retrieved 31 Aug 2026). Verify the mapped extent against the title before relying on it either way — this is not an all-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
NSWZoned National Parks and Nature Reserves · C1 (Cessnock Local Environmental Plan 2011). Official parcel area about 23,992 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 $508/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 National Parks and Nature Reserves · C1 (Cessnock Local Environmental Plan 2011). Official parcel area about 23,992 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 23,992 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
Abermain at a glance
2,634
People
$770,000
Median sale
$508/wk
Median rent
3.43%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Belle Property CessnockImmerse yourself in country life as you escape to this rural haven on 38 tranquil acres, positioned less than 10 minutes from central Cessnock. Within the beautifully presented residence, everyday living couldn't be more appealing. From the modern kitchen and bright open-plan, the space flows out effortlessly onto a generous alfresco, where you can relax, unwind and soak in those views. Alongside a fantastic games room, there are three bedrooms, including an oversized master with walk-in and ensuite with stunning clawfoot tub. As for the property itself, this has been meticulously set up by the current owners as a successful equestrian business, with all details being purposefully chosen to provide a great experience for the owners, visitors and their horses. Complete with stables, full size dressage arena (with lighting to continue riding during the shorter days/winter months) show jumping paddock and even enough room for some cross-country jumps/schooling. Featuring 15 private horse paddocks and two large shared animal paddocks, it is also fully fenced around the perimeter of the property, offering gated access to a host of trails within its lush forested surrounds. With plentiful water storage (totalling 167,000L), solar and battery back-ups, storage and parking all accounted for, this is a property that is entirely ready to go. Whether you're looking to keep horses, or simply surround yourself in the scenic serenity that comes with living on acreage in this gorgeous part of the world.
- Peace and privacy on 38 acres nestled within leafy bushland, moments from local essentials
- Spectacular views, beautiful birdlife and a peaceful sense of feeling worlds away from everything
- Charming three-bedroom home boasting spacious layout and abundant natural light
- Tastefully appointed kitchen shows off modern appliances, plentiful storage, stone benches and breakfast bar with waterfall ends
- Bright open-plan living extends to spacious covered verandah offering relaxed alfresco space and incredible views across the whole property
- Large games room/man cave offers great flexi space complete with kitchenette and fire place
- Airy master features alfresco access, walk-in robe and beautiful ensuite with freestanding tub
- Two robed bedrooms serviced by main bathroom with walk-in shower
- Expansive mezzanine storage above entire home, plus internal laundry
- Six-car carport adjoins home, plus additional four-bay parking bookended by two storage containers
- Excellent water storage with 4 x tanks (totalling 167,000L), sizeable dam on property
- Barn/stables built 2020 complete with kitchenette, WC, Feed room, dedicated hay room and two tack rooms
- Fully fenced perimeter with internal driving/riding track that creates separation between paddocks and outer fencing
- Specialised equine fencing borders 15 x large paddocks, 2 x shared animal paddocks, plus full sized dressage arena and flat grass jumping paddock
- Moments to Neath Hotel and local conveniences
- Around 10 minutes' drive to Kurri and Cessnock for major shopping, dining and services
- Easy drive to the Hunter Valley wine region for cellar doors, restaurants and events
Other items:
- The property is zoned RU2, allowing for the construction of two dwellings (STCA)
- The house does not have an occupancy certificate
- The barn does not require a Development Application (DA) as it falls within the size requirements for the exemption category for RU2 Zoning.
We have obtained all information used in the preparation of this document from third party sources however, we cannot guarantee the accuracy or currency of this information. Prospective purchasers and their advisors are advised to carry out and rely on their own enquiries and investigations in relation to the information in this document and the property it concerns.
Listing description written by Brendan King, Belle Property Cessnock — reproduced as published, not verified by Districts.