Diamond Beach at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Diamond Beach › Diamond Beach Rd
$850,000
For sale
Asking
4
Bedrooms
2
Bathrooms
3
Car spaces
562 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
$850,000
Asking · $1,512/m² of land
No recorded sale for this property.
Diamond Beach at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$36,529 on top of the price (4.3% 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.
0 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
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
Diamond Beach at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by MidCoast Real EstateEnjoy the relaxed coastal lifestyle Diamond Beach is renowned for with this spacious family home, perfectly positioned just moments from the beach, local cafés and village conveniences. Offering comfortable living spaces, and generous vehicle accommodation, this is a home designed to adapt to growing families while embracing easy beachside living.
Light-filled and welcoming throughout, the home centres around an open plan kitchen, living and dining area where family and friends can gather with ease. Generous bench space, split system air conditioning and large windows create a comfortable and functional everyday living space, all within one cohesive and inviting zone. Upstairs, an additional sitting room with built-in storage offers the flexibility of a children's retreat, home office or quiet reading room.
The four-bedroom floorplan has been thoughtfully arranged, with two large bedrooms located on each level. Downstairs, one bedroom opens directly onto the front veranda, while another enjoys access to the sunroom and backyard. Upstairs, both bedrooms are filled with natural light, with the rear bedroom featuring built-in wardrobes and capturing distant views of the ocean. A centrally positioned family bathroom with a bath & shower services the home, complemented by the convenience of an internal laundry.
Step outside to the private rear deck overlooking the level backyard – the perfect place to enjoy your morning coffee, host weekend barbecues or simply relax and take in the coastal breeze. Adding exceptional versatility, the detached shed is complete with a shower, toilet and external laundry. Utilised by the original owners as a granny flat, it offers endless possibilities whether you're looking for a workshop, studio, hobby space, guest overflow or additional storage
Storage and parking are a real highlight, with a drive-through garage accommodating up to two vehicles, plus rear access to a separate garage or shed with ample space for a boat, caravan, trailer or workshop.
Whether you're searching for a permanent family home, a coastal weekender or an investment in one of the Mid North Coast's most desirable beachside communities, this property delivers the space, practicality and lifestyle to enjoy for years to come. With the sand and surf of Diamond Beach just a short stroll away and Forster and Tuncurry only around 20 minutes' drive, you'll have the best of coastal living right on your doorstep.
Listing description written by Peter Gardner, MidCoast Real Estate — reproduced as published, not verified by Districts.