Gloucester at a glance
3,155
People
$637,500
Median sale
$450/wk
Median rent
3.67%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
NSW › Gloucester › Neotsfield Ave
$1,495,000
For sale
Asking
5
Bedrooms
2
Bathrooms
3
Car spaces
12,545.255 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
$1,495,000
Asking · $119/m² of land
No recorded sale for this property.
Gloucester at a glance
3,155
People
$637,500
Median sale
$450/wk
Median rent
3.67%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
Vs Gloucester
+134.5%
Median sale
Suburb $637,500
-2.10 pp
Gross yield
Suburb 3.67%
Suburb median $637,500 from 60 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$68,104 on top of the price (4.6% 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 Gloucester'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 $450/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 1.6%. 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
UnknownArea
Gloucester at a glance
3,155
People
$637,500
Median sale
$450/wk
Median rent
3.67%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Rural Lifestyle SydneyNestled in the heart of the picturesque Barrington Coast region on the Mid North Coast, Gloucester offers a serene escape just a 3.5-hour drive from Sydney. Situated at the base of the World Heritage-listed Barrington Tops, this architect-designed residence combines luxury, style, and stunning natural beauty.
Set within the prestigious Meadows Estate, this grand 5-bedroom home is a sanctuary offering an unparalleled living experience, featuring expansive living areas and breathtaking 360-degree mountain views. Designed for effortless elegance, this home is the perfect place to relax, unwind, or entertain in style.
Upon arrival, the breathtaking location immediately captivates. Perched with a perfect north-east orientation, the home provides panoramic mountain views that stretch across Gloucester. The generous floorplan includes light-filled, open-plan living spaces designed to embrace the views, with floor-to-ceiling windows in the lounge and dining rooms that open onto a spacious outdoor living area, ideal for entertaining. Here, you'll find a large pergola, an inground self-cleaning swimming pool with ambient night lighting, and plenty of space to relax while taking in the spectacular backdrop.
Property Features:
• 5 Bedrooms: Spacious bedrooms with built in wardrobes, The large fifth bedroom could double as a formal lounge, music room or media room
• Gourmet Kitchen: A chef's dream with blackwood cabinetry, granite composite benchtops, high-end Miele appliances, induction cooktop, a spacious island bench, soft-close drawers, and a large double pantry.
• Impressive Master Suite: A vast 6m x 7m retreat with a newly outfitted walk-in wardrobe and a luxurious ensuite.
• Main Bathroom: A tranquil space featuring a 2-person spa, perfect for relaxation.
• Quality Throughout: High 2.7m ceilings, deep skirtings, wide doorways, and premium fixtures provide a sense of space and luxury.
• Comfort All Year Round: Reverse-cycle ducted air conditioning, underfloor heating in key areas, and energy-efficient LED lighting enhance comfort and convenience.
• Sustainable Features: Equipped with a 13kW solar system, town water, two 23,000-litre water tanks, and a new pressure pump for optimal energy efficiency and reduced costs.
• Outdoor Living: The newly installed inground pool, surrounded by maintenance-free decking and travertine tiles, is ideal for relaxation or entertaining. A brand-new 'she shed' with French doors and a deck offers a versatile space for guests, an office, or an art studio.
• Private, Well-Established Gardens: Ornamental gardens, vegetable patches, and a bespoke pet enclosure provide privacy and tranquility, with the possibility of converting the pet area into a chicken coop.
• Ample Storage and Parking: A large 2-3 car garage with lined walls, cupboards, and room for a ride-on mower, plus a breezeway carport for additional parking.
• Future Potential: The 3-acre block has space for further gardens, or the unused land could be developed into a second dwelling (STCA), offering additional income potential while preserving the incredible views.
Despite its peaceful, rural setting, the property is conveniently close to Gloucester's vibrant town center, with coffee shops, retail stores, IGA, Woolworths, parks, schools, and sporting facilities all just a short drive away.
This exceptional home offers the best of both worlds-luxury, privacy, and a connection to nature, with the added convenience of nearby town amenities. To truly appreciate all that this property has to offer, an inspection is a must.
For more information or to arrange a private viewing, please contact Kristy Markham at 0408643328.
Disclaimer: We have in preparing this document used our best endeavours to ensure the information contained is true and accurate, but accept no responsibility and disclaim all liability in respect to any errors, omissions, inaccuracies or misstatements contained. Interested parties should make their own enquiries to verify the information contained in this document.
Listing description written by Kristy Markham, Ray White Rural Lifestyle Sydney — 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.