Buff Point at a glance
3,683
People
$895,000
Median sale
$543/wk
Median rent
3.15%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
NSW › Buff Point › Buff Point Ave
$1,700,000
Last sold
18 Feb 2022
4
Bedrooms
2
Bathrooms
2
Car spaces
765 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
$1,700,000
18 Feb 2022 · derived via latest_sale
Local land rate: recorded House sales in Buff Point (last 5 years) with land size have a median of $1,334/m² of land (n=109). Districts calculation from recorded sales — not a valuation.
Buff Point at a glance
3,683
People
$895,000
Median sale
$543/wk
Median rent
3.15%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
Vs Buff Point
+89.9%
Median sale
Suburb $895,000
-1.49 pp
Gross yield
Suburb 3.15%
Suburb median $895,000 from 35 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 $543/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
Buff Point at a glance
3,683
People
$895,000
Median sale
$543/wk
Median rent
3.15%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by PropertyCoIt's pure magic on offer here at this exquisite lifestyle property – where you wake up to breath taking views, every space has been indulgently crafted to bring the outdoors in and entice you out. From tranquil mornings to dramatic sunsets putting on a display, this ever-changing scenery is a captivating backdrop for a signature property with so much to offer…
A sleek split-level design encompasses the expansive water views from each level with modern contemporary accents, striking custom kitchen and multiple living areas before spilling out to an al fresco zone with covered dining/lounge area. Only minutes from a diverse selection of the Central Coast's most magnificent beaches. Properties of this calibre and position are few and far between – so make your move today… make this property your forever home.
Features include:
- Signature lifestyle property occupying a level 765m2 allotment in a premium waterfront reserve position
- Expansive lake views across Budgewoi Lake, from each level; an immersive outlook that elevates every day to a dreamy holiday lifestyle experience
- Quality built, split level residence – masterfully renovated throughout to maximise the stunning natural vista
- Light filled interiors enhanced by cathedral ceilings, fresh contemporary tones, high quality fixtures and designer accents throughout
- Open plan main living zone encompassing a glamorous kitchen (with sleek Caesarstone counter tops and quality appliances), dining and lounge areas, seamlessly connecting out to the al fresco entertaining area
- Master suite occupies the upper level – complete with an ultra-stylish ensuite (with twin sinks and oversize shower), walk in robe, dazzling water views and own balcony to sit back and take it all in
- Three additional bedrooms located on the entry level, all with built in robes, lush garden views and own deck access
- Lavish main bathroom complete with indulgent tub, oversized shower and floor to ceiling tiles
- Ducted air-conditioning throughout
- Dedicated study overlooking the al fresco entertaining area and to the lake beyond
- Beautifully landscaped grounds (fully fenced) and lush gardens offering complete privacy from the street + a charming garden sitting room, separate from the house with its own adjoining powder room
- Large under house storage with bonus workshop area - Double lock up garage with rear access
- 5 minutes to the beach, 10 minutes to M1 freeway, 50 minutes to Sydney, 50 minutes to the Hunter Valley Wineries
When you do leave your private slice of paradise you'll be spoilt for choice of activities; head to the trendy local hubs of Norah Head, The Entrance and Long Jetty, go for a round of golf at Magenta Shores, take the kayaks and the kids to the lake or go for a swim and a surf at your choice of several beautiful beaches. Every suburban convenience is also at your fingertips with a selection of local schools, shops and cafes are just minutes away. This dream position also offers potential for a fantastic return as a long-term rental or shorter-term holiday letting / AirBnB.
For further details or to arrange your inspection call Brian Milson on 0411 381 220 or Jorden Carrick on 0490 546 098.
Listing description written by Brian Milson, PropertyCo — 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.