Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
NSW › Berry › Prince Alfred St
8
Bedrooms
9
Bathrooms
3
Car spaces
8,093.713 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Berry (last 5 years) with land size have a median of $1,953/m² of land (n=38). Districts calculation from recorded sales — not a valuation.
Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
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 $936/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
Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Raine & Horne BerryIntroducing Sinclairs of Berry, voted as the best holiday home in NSW and 2nd overall in Australia in 2023.
This is a rare opportunity to purchase one of the region's most prestigious and unique properties, combining rural acreage and the convenience of being located in the Berry village. Privately situated on 2 acres of beautifully manicured gardens it is hard to believe it is just a short walk to town.
Currently run as a highly popular and successful luxury guesthouse, it has been featured on the cover of Australian Country Style Magazine, voted as one of the top 20 Farm Dream Stays, as well as being featured in several issues for its architectural design and stunning interiors. Meticulously designed and built this highly detailed and high end property could easily work as a family home, holiday home or continue operating as one of the most successful guesthouses in Berry.
In the heart of the home is the enormous open plan kitchen, dining, and formal lounge room with fireplace. A captivating space with soaring ceilings and exposed white beams, showcasing the signature modern farmhouse style of this home. The space was designed with clever proportions for large families to gather, cook and enjoy time together.
The generous portioned gourmet kitchen is styled with elegant farmhouse details including a Belfast sink with designer tapware. The large farmhouse SMEG oven is beautifully set in a traditional oven enclave and is a stunning centerpiece of the kitchen. The huge island bench was made on site with bespoke cut stone and is a key element of the room. Adjoining the kitchen is a walk-in gourmet butler's pantry with large fridge, two bar fridges, pantry, Belfast laundry sink, as well as a washer and dryer.
The large character filled fireplace mantle and chimney is made with 100 year old recycled sandstock bricks and surrounds the huge cast iron wooden burner. The perfect feature of any farmhouse in winter to keep cosy by the fire.
All eight bedrooms have been carefully curated with a selection of character filled antique pieces and layers of botanical textiles and prints. Each room is uniquely different, each with its own style, views, own ensuite and reverse cycle air conditioning.
The exclusive 2-acre property has been immaculately presented and includes an array of totally private outdoor spaces to enjoy. As well as the front deck and private courtyard with fire pit, the back deck leads to the large alfresco entertaining terrace surrounded by fragrant lavender and rose gardens. The pool takes in the views and is a great spot to relax looking across the farmscape towards the iconic Broughton Mill Creek. The grassy paddocks are landscaped with feature plantings of avenues of flowering pears and a private orchard. With private access to Broughton Mill Creek you can even enjoy a picnic and a swim too!
Features include:
• 8 bedrooms all with private ensuites and own air conditioning
• Separate luxury standalone guest room with private deck and lovely views
• Children's bunk room with custom made joinery
• Large open-plan kitchen and living room
• Separate TV room
• Inground swimming pool
• Cast iron Pacific Energy wood heater / fireplace
• Private courtyard and firepit area
• Beautiful outdoor alfresco dining area and bbq terrace
• Terraced gardens with outdoor lounges and sun bed
• Established level lawns and gardens
• Access to Broughton Mill Creek at the rear of the property
• 50m to shopping, restaurants, pubs, yet tucked away for privacy
Listing description written by Mira Edwards, Raine & Horne Berry — reproduced as published, not verified by Districts.
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