Gulgong at a glance
2,824
People
$622,500
Median sale
$520/wk
Median rent
4.34%
Suburb gross yield
Median sale from 54 recorded sales (last 12 months) — a Districts calculation.
$1,650,000
For sale
Asking
3
Bedrooms
2
Bathrooms
4
Car spaces
1,081,000 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
$1,650,000
Asking · $2/m² of land
No recorded sale for this property.
Gulgong at a glance
2,824
People
$622,500
Median sale
$520/wk
Median rent
4.34%
Suburb gross yield
Median sale from 54 recorded sales (last 12 months) — a Districts calculation.
Vs Gulgong
+165.1%
Median sale
Suburb $622,500
-2.70 pp
Gross yield
Suburb 4.34%
Suburb median $622,500 from 54 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$76,629 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 Gulgong'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 $520/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
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
Gulgong at a glance
2,824
People
$622,500
Median sale
$520/wk
Median rent
4.34%
Suburb gross yield
Median sale from 54 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by McGrath Central TablelandsSet along the banks of the Cudgegong River, Denerry Vale is a remarkable 108.1 hectare (267 acres) holding offering a perfect balance of productivity, privacy, and lifestyle appeal. Currently utilised for cattle grazing and fodder production, the property is equally suited to sheep, horses, or a versatile rural lifestyle. Featuring abundant water, ample shedding, excellent fencing and infrastructure, and a beautifully expansive modern home, this property offers the complete rural lifestyle package.
The modern brick residence, completed in 2013, spans approximately 440sqm and has been thoughtfully designed for both comfort and functionality, offering three bedrooms plus a study space and two bathrooms with an additional third toilet and excellent storage throughout. A north-facing orientation, high ceilings, and expansive windows flood the home with natural light while capturing the surrounding rural landscape. The home features a spacious master suite with a walk-in robe and ensuite including a double bath, a well-appointed kitchen with gas cooking and a walk-in pantry, multiple living zones, and seamless indoor-outdoor flow to a large entertaining area. Year-round comfort is ensured with ducted evaporative cooling and a slow combustion fireplace, complemented by quality finishes throughout.
The property's infrastructure is extensive and well-equipped, featuring a 15m x 12m powered shed on concrete, ideal for vehicles, machinery, or workshop use, complemented by a 6m x 6m double carport suitable for caravan accommodation. A 5-bay, 15m x 3m machinery shed provides three open bays and two enclosed bays, complete with adjoining dog and chook yards. Additional farm facilities include a spacious 16m x 7.5m hay shed and a set of steel cattle yards, fully equipped with a crush and loading ramp to ensure efficient stock handling and smooth day-to-day farming operations.
Water security is a standout feature, with substantial rainwater storage including a 134,000L tank servicing the house and a 25,000L tank by the main shed, direct frontage to the beautiful Cudgegong River, a dedicated river pumping system feeding a 110,800L elevated tank, and four dams for stock. A thriving natural environment surrounds the property, with the river not only supporting productivity but also providing a peaceful setting, complete with frequent platypus sightings and excellent fishing opportunities.
The property is powered by an off-grid solar system, with lithium batteries installed in 2023. A backup generator, though rarely needed, is programmed to start automatically if required, ensuring seamless power continuity and peace of mind. The 1-hectare house yard is fully fenced, providing security and privacy, while the remainder of the property is subdivided into 5 paddocks and fully fenced along the boundary. Additional features include established fruit trees, creating a productive and picturesque rural setting.
This beautiful home is nestled within its own private valley, with rolling hills to the north and the Cudgegong River contouring the southern boundary. Privately positioned yet conveniently located, Denerry Vale is just a short drive from Gulgong (20 mins), Wellington (30 mins), Mudgee (35 mins), and Dubbo (45 mins). Schooling options are readily accessible, with nearby bus transport to local primary and secondary schools.
This is a rare opportunity to secure a fully established, self-sufficient rural property in a beautiful and convenient location, offering the perfect balance of lifestyle, productivity, and privacy. For more information or to arrange a private inspection contact Stewart Adlington on 0400 890 432 or Mackenzie Andriske on 0499 550 220.
Listing description written by Stewart Adlington, McGrath Central Tablelands — reproduced as published, not verified by Districts.