Boambee at a glance
1,794
People
$1,300,000
Median sale
$528/wk
Median rent
2.11%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
NSW › Boambee › South Boambee Rd
$1,795,000
For sale
Asking
$1,725,000
Last sold
12 Sept 2023
4
Bedrooms
2
Bathrooms
2
Car spaces
87,800 m²
Land
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
No verification items generated for this record.
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
$1,795,000
Asking · $20/m² of land
Last recorded sale $1,725,000 (12 Sept 2023).
Local land rate: recorded Rural Property sales in Boambee (last 5 years) with land size have a median of $156/m² of land (n=5). Districts calculation from recorded sales — not a valuation.
Boambee at a glance
1,794
People
$1,300,000
Median sale
$528/wk
Median rent
2.11%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
Vs Boambee
+38.1%
Median sale
Suburb $1,300,000
-0.58 pp
Gross yield
Suburb 2.11%
Suburb median $1,300,000 from 13 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$84,604 on top of the price (4.7% 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 Boambee'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 scheme
Coffs Harbour Local Environmental Plan 2013
Zone
Environmental Conservation
C2
Jurisdiction
Coffs Harbour
Coffs Harbour, NSW
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.
The official layer was queried and no heritage listed area was detected on this parcel (NSW ePlanning Spatial Viewer, retrieved 31 Aug 2026). Mapped layers change — this is the strongest all-clear Districts can give, not a certificate.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
NSWZoned Environmental Conservation · C2 (Coffs Harbour Local Environmental Plan 2013). Official parcel area about 87,966 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. 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 $528/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 1.5%. 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.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned Environmental Conservation · C2 (Coffs Harbour Local Environmental Plan 2013). Official parcel area about 87,966 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
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?
KnownmediumOfficial parcel about 87,966 m² — land size can look like optionality. No material overlays were returned that would explain a discount. That is not proof the price is fair. Nearby DAs, easements, and flood-layer gaps can still explain a cheap-looking listing — those are not all loaded.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. 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
UnknownNo DA adapter returned applications 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
Boambee at a glance
1,794
People
$1,300,000
Median sale
$528/wk
Median rent
2.11%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by The EdgeEnjoy the best of both worlds with this rural residential setting located only minutes' drive to either the centre of Coffs Harbour or local Sawtell beaches. The expansive 8.7 hectare property offers an exquisite lifestyle for horse enthusiasts and nature lovers alike!
The property features a charming four-bedroom home with a thoughtful floorplan that has been designed to capitalize on the northerly aspect. Polished concrete floors enhance the living areas and designer kitchen, exuding a contemporary and stylish ambiance throughout.
The kitchen is the perfect fusion of style and functionality, meticulously crafted to meet the needs of the most discerning chef. Sleek lines and clean aesthetics tastefully blend contemporary elegance with old-world charm, while French doors bathe the space in natural light to create an inviting and warm atmosphere. The expansive granite countertop provides ample room for meal preparation, while the meticulously designed cabinetry offers abundant storage options, ensuring a clutter-free and organized environment.
The lounge/dining is a substantial room which carries a feeling of casual elegance that never goes out of style. There is also a formal lounge on this level, and a highlight of the property is the north-facing sunroom at the rear. Flanked by windows which invite the northerly winter sun, the slow combustion heater helps to create a tranquil space to relax and unwind.
Upstairs are the sleeping quarters, with 4 bedrooms and 2 bathrooms on this level. The master suite is complete with walk-in wardrobe and ensuite bathroom, while the remaining 3 bedrooms will all fit a queen-sized bed. There are ceiling fans and built-in wardrobes all-round, and the dormer windows create quirky yet usable spaces.
Step outside and you'll discover multiple places to entertain, or just to enjoy the outdoors. A small deck off the kitchen is the place to catch the morning sun, which steps down to a paved patio which is sheltered by a stunning vine. The main alfresco flows from the sunroom and provides spaces which are both covered or open to the elements. The sunken patio is a great spot for a firepit, where you can while away your evenings under the stars.
A few steps from the back door is an inviting saltwater swimming pool, harmoniously set amidst stunning gardens to create a private oasis for endless summer enjoyment. The grounds also feature a flood-lit dressage arena and horse stables catering to your equestrian passions. A ride into the hills will lead to enchanting riding trails, beckoning you to embark on endless adventures through the scenic Boambee countryside.
Positioned within the catchment for the popular Boambee Public School, the school bus will pick up and drop off almost directly out front of the house. It is also located just a 6 minute drive from the conveniences of Boambee Shopping Centre, and just 9 minutes from Coles, Woolworths and Aldi at Toormina Gardens Shopping Centre and only 14 minutes to Coffs CBD.
Rental Return: $800p.w (forecast)
* Spacious country residence on 21.7 acres of land
* 4 Generous bedrooms - all with BIR + ceiling fans
* Master suite with WIR and ensuite bathroom.
* 3 Separate living areas with stunning polished concrete floors
* Designer kitchen with stone benchtops and quality appliances
* Saltwater in-ground swimming pool
* Flood-lit dressage arena with horse stables + tack room
Land size: 87,800m2 (approx.) - Rates: $3,773pa (approx.)
Listing description written by Tom Sullivan, The Edge — reproduced as published, not verified by Districts.
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