Cooma at a glance
6,541
People
$580,500
Median sale
$460/wk
Median rent
4.12%
Suburb gross yield
Median sale from 80 recorded sales (last 12 months) — a Districts calculation.
$620,000
Last sold
30 Sept 2024
3
Bedrooms
2
Bathrooms
4
Car spaces
861 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
$620,000
30 Sept 2024 · derived via latest_sale
Local land rate: recorded House sales in Cooma (last 5 years) with land size have a median of $673/m² of land (n=146). Districts calculation from recorded sales — not a valuation.
Cooma at a glance
6,541
People
$580,500
Median sale
$460/wk
Median rent
4.12%
Suburb gross yield
Median sale from 80 recorded sales (last 12 months) — a Districts calculation.
Vs Cooma
+6.8%
Median sale
Suburb $580,500
-0.26 pp
Gross yield
Suburb 4.12%
Suburb median $580,500 from 80 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 $460/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
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
Cooma at a glance
6,541
People
$580,500
Median sale
$460/wk
Median rent
4.12%
Suburb gross yield
Median sale from 80 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Buy My PlacePhone Enquiry ID: 229032
Backing onto the vast North Ridge reserve in Cooma North (no rear neighbours apart from wallabies) this east facing property offers all the attributes you would like in a home. Starting with peace and quiet (no through traffic), sun drenched rooms and panoramic views of the rolling Monaro hills through generous sized windows from the massive open plan kitchen, dining room and loungeroom with fireplace. The house also has a second living area (north facing sunroom or TV room). The home has 3 large bedrooms and 2 bathrooms (the oversized main bedroom has a brand new ensuite).
If you appreciate space and storage, this home ticks all the boxes – big bedrooms with high ceilings (2.6m) combined with floor to ceiling robes in all 3. Also, a huge laundry/combined mud room with more built-in cupboards and a benchtop incorporating the sink. Room for an extra fridge/ freezer even. The spaciousness extends to the oversize single garage plus carport with easy access and extra storage underneath the home. A 3m x 3m garden shed on a concrete slab with attached woodshed offers more storage options in the backyard. Also at the back is a large covered patio with power and water, perfect for the BBQ and outdoor setting and with an extendable clothesline. The property also has rear access with ample room for that boat, caravan or trailer. There is also a well-established garden front and back. Heating includes, wood fire, gas and reverse cycle air-conditioning.
Property features
• Massive kitchen with ample floor and wall cabinets, room for a large fridge,
2 rubbish/ recycling bin drawers, dishwasher and induction cook top.
• Choice of heating includes r/c air, vented gas heating or for a bit of
ambience, an oversize Eureka slow combustion wood fire.
• Instantaneous gas hot water
• Ceiling fans in the lounge/ dining and all 3 bedrooms.
• Skylights to the back bedroom, bathroom and kitchen (more light and airy)
• Single carport in front of lockup garage (6m x 3.3m)
• Front rock wall terraced gardens with newly established aussie natives
(expect colour all year round) plus level lawn; level backyard with new tree
plantings (maple, birch etc)
• Rear access to property via a track from Nimby place and a large enough
pad to store your box trailer/ caravan/ boat or simply dump a load of
firewood right next to the wood shed.
• Huge front hall storage cupboard
• Ample powerpoints in all rooms
• Good size block 861 m2
Listing description written by buyMyplace, Buy My Place — reproduced as published, not verified by Districts.