Broulee at a glance
1,980
People
$1,255,000
Median sale
$653/wk
Median rent
2.71%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
$4,700,000–$4,900,000
For sale
Asking range
5
Bedrooms
3
Bathrooms
2
Car spaces
1,470 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
$4,700,000–$4,900,000
Asking range · $3,197/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Broulee (last 5 years) with land size have a median of $1,542/m² of land (n=45). Districts calculation from recorded sales — not a valuation.
Broulee at a glance
1,980
People
$1,255,000
Median sale
$653/wk
Median rent
2.71%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
Vs Broulee
+274.5%
Median sale
Suburb $1,255,000
-1.99 pp
Gross yield
Suburb 2.71%
Suburb median $1,255,000 from 14 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$259,064 on top of the price (5.5% 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Broulee'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 $653/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 0.7%. 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
Broulee at a glance
1,980
People
$1,255,000
Median sale
$653/wk
Median rent
2.71%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Belle Property Batemans BayDiscover an extraordinary coastal retreat in one of Broulee's most coveted positions. This property spans two generous blocks totaling 1,470 m², nestled among tranquil, tree-lined dunes on South Broulee Beach. With only three beachfront homes along this 7km stretch-and none offered to the market in over 30 years-this is truly a once-in-a-generation opportunity.
The Home
Designed for relaxed luxury and effortless entertaining, this substantial residence offers:
• Three levels of versatile living spaces, including three living rooms (one configured with an office)
• Two kitchens for seamless hosting
• Three full bathrooms plus two separate toilets
• Three lounge rooms for family and guests
• Two outdoor decks/paved entertaining areas
• Private lift for easy access across all levels
• Disabled access and amenities
• Quality build with premium fixtures and fittings
• Zoned heating and cooling for year-round comfort
• Solar power and bore water for sustainable living
• Extensive storage throughout
• Can comfortably sleep 14 guests and seat 25 for extended celebrations
Outdoor & Lifestyle Features
• 2-car lock-up garage plus additional storage for bikes, kayaks, and surfboards
• Substantial off-street parking, including lawn areas
• Outdoor shower for rinsing off after the beach
• Landscaped gardens blending seamlessly with native coastal vegetation
Beach Access & Surroundings
Meander along the path across the dunes-shaded by banksias and coastal she-oaks-to reach South Broulee's pristine, patrolled beach. Enjoy the serenity of this sheltered environment and a true connection to nature.
Location Highlights
• Patrolled beach and surf club at your doorstep
• Dog-friendly beach 150m away
• 2.5kms to local supermarket
• 8.5kms to Moruya Airport
• 13kms to Moruya
• 21 kms to Batemans Bay
• 2 hours from Canberra (170km)
• 1.6km to local schools
• Golf, tennis, bowling, skydiving, fishing, and water sports all within easy reach
Why This Property Is Unique
One of only three homes in this exclusive beachfront position
Sprawling 1,470 m² landholding across two blocks
Beach access through natural dunes and trees
A substantial home with multiple living zones, lift, and premium inclusions
Wake to the sound of waves and birdsong in your private coastal haven. Entertain in style, embrace the outdoors, and secure a rare beachfront legacy property in Broulee's most sought-after location.
Listing description written by Sarah Ralston, Belle Property Batemans Bay — reproduced as published, not verified by Districts.