Aberdeen at a glance
2,109
People
$643,500
Median sale
$544/wk
Median rent
4.40%
Suburb gross yield
Median sale from 20 recorded sales (last 12 months) — a Districts calculation.
$625,000
Last sold
28 Aug 2025
3
Bedrooms
1
Bathrooms
2
Car spaces
1,105 m²
Land
230 m²
Building
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
Last sold
$625,000
28 Aug 2025 · derived via latest_sale
Local land rate: recorded House sales in Aberdeen (last 5 years) with land size have a median of $521/m² of land (n=78). Districts calculation from recorded sales — not a valuation.
Aberdeen at a glance
2,109
People
$643,500
Median sale
$544/wk
Median rent
4.40%
Suburb gross yield
Median sale from 20 recorded sales (last 12 months) — a Districts calculation.
Vs Aberdeen
-2.9%
Median sale
Suburb $643,500
+0.13 pp
Gross yield
Suburb 4.40%
Suburb median $643,500 from 20 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Upper Hunter Local Environmental Plan 2013
Zone
General Residential
R1
Jurisdiction
Upper Hunter
Upper Hunter, 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 General Residential · R1 (Upper Hunter Local Environmental Plan 2013). Official parcel area about 1,108 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. If the dual occupancy pathway survives a planner’s check, this lot can outperform a same-suburb house that is hold-as-is only. That is not a forecast. 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 $544/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
This looks more compelling as a land / capital-growth play than a pure yield play — if the dual occupancy pathway survives a planner’s check.
Detail
Zoned General Residential · R1 (Upper Hunter Local Environmental Plan 2013). Official parcel area about 1,108 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Achieved rent for this address has not been inferred. Gross yield on advertising copy is not the deal.
Nearby DA pipeline is unknown, so neighbourhood change is not in this verdict.
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 General Residential · R1 (Upper Hunter Local Environmental Plan 2013). Official parcel area about 1,108 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. 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 1,108 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
Aberdeen at a glance
2,109
People
$643,500
Median sale
$544/wk
Median rent
4.40%
Suburb gross yield
Median sale from 20 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by For Sale By OwnerThe Phone Code for this property is: 75564. Please quote this number when phoning or texting.
22 Gordon Street, Aberdeen NSW 2336
Lot 25 in DP260087; 1,105 m²
Structurally sound, very solid building.
Town water supply, plus additional, small domestic tank
• 3 Bedroom, 1 Bathroom
• Separate Lounge with internal and external slide doors
• Fully equipped Kitchen
• Additional Separate Living/Study/Rumpus Room
• Double Lock-up Garage
• Garden Shed and pet / chook yard, fully enclosed
• Built Ins, Mirrored Built-ins in main BR
• Carpet In bedrooms & livings areas
• Plank tile flooring Kitchen, Dining, Hallway & Front Entrance Hall
• Internet, landline, TV antenna
22 Gordon Street is a a beautiful home in the quiet country town of Aberdeen, set in the heart of the serene Upper Hunter Valley. The perfect country escape.
This solid brick home boasts 3 bedrooms, separate lounge, separate living/rumpus room, and spacious open plan kitchen-to-dining area. A very neat and cosy home, built with a circular flow that is designed for full and open family living, with the added benefit of frosted glass, internal slide doors that allow the living areas of the home to be completely separated from the sleeping areas, if desired.
External slide doors lead from the front-facing lounge-room onto a spacious front veranda, which overlooks a stunning front garden. Happily enjoy a view of the hills that surround Aberdeen, while absorbing the tranquillity and divine scent of the beautifully established Rose Garden, with Mop-tops, Lilly Pillies and an assortment of beautiful spring flowers.
The property is fully fenced and pet and child friendly, with three entrance gates, and lockable gates that separate front and back gardens. Large backyard with a vegetable patch and room for landscaping, pool or large shed. Double gated, locked vehicle entrance into back yard from street.
Ample scope for expansion, with room at the back of the home for a small Granny flat/Tiny home/'Shouse' and/or conversion of the large double garage to an additional room with ensuite. 2 car lockable garage, one side remote entrance door. Ample external parking, free street parking, and space for an additional carport.
The back yard has a small garden shed that will hold a ride on mower, wheely bins and assorted tools, while the sizeable 'pet-pen' enclosure in the backyard far corner makes for a great pet yard or chook pen. The back yard gates are wide enough to accommodate a vehicle and trailer.
Set in a quiet location in the sleepy and vibrant little town of Aberdeen, this home is positioned on a sizable corner block in a very friendly and safe neighbourhood with friendly and courteous neighbours.
Neighbourhood.
Only two blocks from local shops, including a Foodworks, Butchers, Cellarbrations, and Pizza shop. The local high school (St Joseph's), the Aberdeen Pre-school and Aberdeen Primary School are literally two minutes' drive (3 blocks) away and it is very conveniently on the school bus route for Aberdeen, Muswellbrook and Scone Primary and high schools.
Aberdeen:
Aberdeen is a small country town, in the Upper Hunter Valley, central to both Scone and Muswellbrook, 15 mins away in each direction. 2 hours to Tamworth in the north or Newcastle in the south. The town is a serene, easy-going country escape with approximately 2000 residents. It harbours a doctor's surgery, chemist, post office, news agency, liquor store, hairdresser, masseuse, butcher, pizza shops x 2, Chinese takeaway, RSL club, bowling club, 2 local pubs, fuel station and small local supermarket. Everything you need is a two to five-minute drive or pleasant 15-20-minute walk away.
The Aberdeen River boasts great swimming holes, and is bordered by a golf course, with great bike riding and dog walk tracks. For the garden lovers, there is a nursery on the far side of Aberdeen bridge. For the horse lovers, Saint Andrews Reserve is only two blocks away, hosting camping, Team penning and other horse events and many locals have agistment paddocks if you want to ride. Aberdeen also boasts a skate park, tennis courts and play gym for the kids.
Draft Contract of Sale readt and available.
Enquiries - Tilley Von Cleve-Burg via link provided. Thank you.
Disclaimer:
Whilst every care has been taken to verify the accuracy of the details in this advertisement, For Sale By Owner (forsalebyowner.com.au Pty Ltd) cannot guarantee its correctness. Prospective buyers or tenants need to take such action as is necessary, to satisfy themselves of any pertinent matters.
Listing description written by For Sale By Owner (NSW), For Sale By Owner — reproduced as published, not verified by Districts.