Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
NSW › Berry › Bong Bong Rd
$4,900,000
For sale
Asking
4
Bedrooms
3
Bathrooms
6
Car spaces
182,594.162 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
Asking
$4,900,000
Asking · $27/m² of land
No recorded sale for this property.
Local land rate: recorded Rural Property sales in Berry (last 5 years) with land size have a median of $141/m² of land (n=3). Districts calculation from recorded sales — not a valuation.
Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
Vs Berry
+216.6%
Median sale
Suburb $1,547,500
-2.16 pp
Gross yield
Suburb 3.15%
Suburb median $1,547,500 from 28 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$273,064 on top of the price (5.6% 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.
Pre-filled with Berry'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 $936/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 1.0%. 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
Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Raine & Horne BerryA truly rare offering, this remarkable 45-acre estate is located just minutes from the vibrant village heart of Berry, delivering an exceptional rural lifestyle without sacrificing convenience.
With sweeping mountain and countryside views, premium equestrian infrastructure, and a thoughtfully designed family home, this property is perfectly suited to those seeking space, privacy, and purpose.
Crafted by a respected local master builder, the residence is warm, generous, and designed for relaxed country living. Spacious bedrooms with built-in robes provide comfort for family and guests, while the master suite enjoys the privacy of its own ensuite. Multiple living and dining zones flow effortlessly together, ideal for entertaining or quiet nights in, with large windows framing the stunning rural outlook. Year-round comfort is assured with ducted air conditioning, complemented by a wood fireplace that creates a cosy ambience through the cooler months. The striking high-pitched roof adds architectural character and presents future potential (STCA) for an additional level with dormer windows to further enhance the views.
Outdoor living is a standout feature, with two expansive areas perfect for alfresco dining, entertaining, or simply soaking in the peaceful surrounds. A large swimming pool and heated spa complete the resort-style setting.
The garage is cleverly appointed with a kitchenette, laundry, shower, and toilet-making it ideal as a home office, studio, guest accommodation, or an additional entertaining space. A separate large shed provides excellent storage, parking, or workspace options.
Purpose-built for equestrian and rural pursuits, the land is classified as prime agricultural and has been thoughtfully developed over time. Previously home to cattle and horses, the property has most recently been used for breeding and training horses. Well-fenced paddocks, a large dam, and a licensed bore supplying water to gardens and paddocks ensure functionality and sustainability, making this an outstanding opportunity for horse enthusiasts, hobby farmers, or those seeking a productive rural holding or primary production benefits.
Surrounded by breathtaking natural beauty, this exceptional estate offers the perfect blend of lifestyle, land, and location-where mornings begin with open skies and evenings end in complete tranquillity, all just moments from Berry's cafés, schools, and amenities.
For further details or to arrange a private inspection, contact Jacqui Crapp on 0429 104 011.
Listing description written by Jacqueline Crapp, Raine & Horne Berry — reproduced as published, not verified by Districts.