Metford at a glance
4,730
People
$820,000
Median sale
$600/wk
Median rent
3.80%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
NSW › Metford › Yeoman Ave
3
Bedrooms
1
Bathrooms
1
Car spaces
660 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
Last sold
No recorded sale price for this property yet.
Local land rate: recorded House sales in Metford (last 5 years) with land size have a median of $1,102/m² of land (n=123). Districts calculation from recorded sales — not a valuation.
Metford at a glance
4,730
People
$820,000
Median sale
$600/wk
Median rent
3.80%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
Maitland Local Environmental Plan 2011
Zone
General Residential
R1
Jurisdiction
Maitland
Maitland, 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 (Maitland Local Environmental Plan 2011). Official parcel area about 659 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 $600/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 (Maitland Local Environmental Plan 2011). Official parcel area about 659 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 (Maitland Local Environmental Plan 2011). Official parcel area about 659 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 659 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
Metford at a glance
4,730
People
$820,000
Median sale
$600/wk
Median rent
3.80%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White MaitlandFive years ago, I met a young couple with big dreams and a clear vision-to create the perfect first home. With grit, love and unwavering determination, they've done just that. Now, as they prepare to take their next step, they leave behind a home that's not only beautifully finished but full of heart and soul, ready for the next chapter… YOURS.
Their journey started from the top, quite literally-with a full roof renovation and the addition of a 6.6kW solar system for long-term efficiency. From there, they turned their focus to the finer details, transforming the home with style and functionality in mind.
Welcome home to 23 Yeoman Avenue Metford. Step through the wide, statement front door and into a space that feels fresh, modern, and welcoming. A complete bathroom renovation adds instant wow-factor, with a luxurious soaking tub, wet-room style shower, and sleek floating vanity. The laundry has also been thoughtfully updated and includes a second toilet, perfectly positioned for guests or when entertaining outdoors.
And speaking of entertaining-the expansive covered hardwood deck is a showstopper. Purpose-built for gatherings, BBQs, or quiet Sunday mornings, it's the kind of outdoor living space you'll fall in love with. Enjoy watching the kids play in the garden lined backyard. Life here can be just as you imagine.
Inside, the home is cleverly laid out for both comfort and practicality:
• Three well-appointed bedrooms with built-in wardrobes and ceiling fans
• Air conditioning for year-round comfort
• A practical kitchen with ample storage, electric cooktop, and dishwasher
• Two spacious living zones - ideal for relaxing, dining, or entertaining
• Floating floors throughout with soft carpet in bedrooms for comfort
• Fully fenced backyard with landscaped garden edging. Approx 660 sqm
• Single lock-up garage with mezzanine storage
• Wide driveway with extra concrete pad-perfect for a carport or additional parking
• Potential side access, garden shed, and a brand-new hot water system
Location Highlights:
• Maitland Public & Private Hospitals - approx. 7 mins
• Green Hills Shopping Centre - 6 mins
• Maitland Christian School - 4 mins
• Metford Public School - 2 mins
• Hunter Valley Grammar School - 10 mins
• Easy access to Maitland CBD, East Maitland, and major arterial roads
• Newcastle Airport - 30 mins
• Hunter Expressway / M1 Motorway - 10-12 mins
Whether you're stepping onto the property ladder for the first time, downsizing, or investing in a move-in ready gem, this home offers unbeatable value and lifestyle. Every improvement has been made with care, purpose, and pride.
Estimated rental return: $650 per week (TBC)
Let me help you take the next step with confidence. Reach out to Sharon Skelton on 0402 433 317 for more details or to arrange a private tour.
Disclaimer: We have in preparing this document used our best endeavours to ensure the information contained is true and accurate, but accept no responsibility and disclaim all liability in respect to any errors, omissions, inaccuracies or misstatements contained. Interested parties should make their own enquiries to verify the information contained in this document.
Listing description written by Sharon Skelton, Ray White Maitland — reproduced as published, not verified by Districts.