Cottonvale at a glance
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Median sale
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Median rent
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Suburb gross yield
QLD › Cottonvale › Newlands Rd
$6,000,000
For sale
Asking
3
Bedrooms
1
Bathrooms
2
Car spaces
550,000 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
$6,000,000
Asking · $11/m² of land
No recorded sale for this property.
Cottonvale at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$356,571 on top of the price (5.9% 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: Queensland schedules from 2026-07-01. Ongoing council rates and land tax are not included.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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.
For more information on this property, visit Queensland Globe.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
QLDPlanning 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.” Nearby development applications are not loaded. This lot’s own applications are a separate question.
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. Nearby development applications are not loaded. This lot’s own applications are a separate question. 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. Net yield / holding costs are not estimated outside NSW without inventing land tax.
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
UnknownNearby development applications are not loaded. This lot’s own applications are a separate question.
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
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Cottonvale 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 David Schnitzerling & Co197 Newlands Road, Cottonvale – High Elevation Irrigated Farmland Investment Investment Opportunity Overview
Located just 20 kilometres north of Stanthorpe, 197 Newlands Road in Cottonvale presents a unique investment prospect. This property is set at a high elevation and offers a range of distinctive features, making it well-suited to various income-generating ventures. Currently operating as a strawberry farm, the land is versatile and can accommodate a variety of agricultural uses.
Accommodation and Amenities
The farm is equipped to support seasonal labour needs, with 28 [ 104 rooms ] fully air-conditioned accommodation units for workers. There is a separate full kitchen facility with a dining room, as well as indoor and outdoor entertainment areas for relaxation. Additional amenities include a block with showers and toilets, along with separate laundry facilities to ensure all practical needs are met.
Residential Facilities
A three-bedroom manager’s residence is situated on the property, offering comfortable accommodation for onsite management.
Land and Titles
The property spans a total of 55 hectares and consists of two freehold titles. Of this, 27.47 hectares are organised into 22 plots designed for high-intensity farming, providing ample space for productive cultivation.
Irrigation and Water Infrastructure
Irrigation is a key feature of the property, with three overland flow dams providing reliable water sources. Two of these dams have a capacity of 30 megalitres each, while the third holds 10 megalitres. Recent upgrades have seen the installation of extensive underground PVC main lines, equipped with 8", 6", and 3" risers for efficient water distribution.
The main irrigation system includes a powerful pump driven by a 50kW electric motor, connected to a 125 x 100 - 200 Southern Cross pump. Additional infrastructure includes transfer pumps and a dedicated spray station pump shed to support intensive farming operations.
Packing and Storage Facilities
A modern fruit packing shed measuring 38 metres by 19 metres is a central feature of the property. Constructed with a steel frame and Colourbond cladding, it offers robust and secure storage. Attached to the shed are two cold rooms: the first is 8.8 metres by 8.2 metres with a height of 2.5 metres, and the second is 13.7 metres by 10.5 metres with a height of 5.14 metres, providing ample refrigerated storage for produce.
Residential Facilities
A three-bedroom manager’s residence is situated on the property, offering comfortable accommodation for onsite management.
Additional Opportunity
For investors seeking further expansion, a second property at 79 Cottonvale School Road, Cottonvale, is also available. This neighbouring farm is highly productive, specialising in irrigated vegetable cultivation. It features a quality residence, 100 megalitre water storage capacity, and a fully automated irrigation system, further enhancing the investment potential within the region.
Selling agents:
David Schnitzerling & Co: David Schnitzerling 0418717979 Email: david@davidschnitzerling.com.au
Cec Mann & Co: Scott Mann 0427814444 Email: scott@cecmann.com.au
Property Code: 1143
Listing description written by David Schnitzerling, David Schnitzerling & Co — reproduced as published, not verified by Districts.