Inverell at a glance
12,394
People
$518,250
Median sale
$390/wk
Median rent
3.91%
Suburb gross yield
Median sale from 172 recorded sales (last 12 months) — a Districts calculation.
NSW › Inverell › Elsmore Rd
$1,450,000
For sale
Asking
0
Bedrooms
0
Bathrooms
0
Car spaces
1,988,000 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
$1,450,000
Asking · $1/m² of land
No recorded sale for this property.
Local land rate: recorded Rural Property sales in Inverell (last 5 years) with land size have a median of $27/m² of land (n=22). Districts calculation from recorded sales — not a valuation.
Inverell at a glance
12,394
People
$518,250
Median sale
$390/wk
Median rent
3.91%
Suburb gross yield
Median sale from 172 recorded sales (last 12 months) — a Districts calculation.
Vs Inverell
+179.8%
Median sale
Suburb $518,250
-2.51 pp
Gross yield
Suburb 3.91%
Suburb median $518,250 from 172 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$65,629 on top of the price (4.5% 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.
Pre-filled with Inverell'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 $390/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. No recorded off-street parking — often a discount versus the suburb median for the same beds.
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 1.4%. 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
Inverell at a glance
12,394
People
$518,250
Median sale
$390/wk
Median rent
3.91%
Suburb gross yield
Median sale from 172 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by RDR Real EstateOutstanding picturesque views from all over this 469ac grazing property. An outlook hard to find that most people only dream of. Great location close to amenities, schools, shopping, sale yards.
AREA: 198.8 ha (469 ac) Freehold.
Inverell Shire Council. Northern Tablelands LLS.
SITUATION: approx. 15km from Elsmore, 30km from Inverell, 33km from Tingha, 55km from Guyra, 55km from Glen Innes.
SERVICES: Mobile phone service available & NBN internet. School bus at front gate to primary and secondary schools at Inverell. Air and rail services from Inverell, Armidale, Tamworth to Brisbane & Sydney. Saleyards at Inverell, being the 6th largest selling centre in the state, weekly fat cattle sales, fortnightly sheep sales and monthly store cattle sales. Export abattoir at Inverell. 3 major feedlots in the Inverell area. Inverell is one of the major shopping and service centres of Northern NSW.
COUNTRY: Undulating to hilly. Altitude: 800m - 940m ASL.
SOIL: Two-thirds Basalt, one-third Trap.
ARABLE AREA: approx. 20ha (50ac), planted with oats last season.
TIMBER: White box & Stringy bark.
Clearing permit. Excellent diversity for income opportunities such as the harvesting of Grass Trees, with the potential for up to $100,000/yr. Previously cut and sold firewood, returning $60,000/year.
WATER: 12 dams, 5 springs (2 permanent, 3 semi-permanent). Waterholes in Newstead Creek. 5,000gallon rainwater tank. Bore permit. Many locations for more dams & numerous locations divined for bores.
RAINFALL: 800mm (31inch) p.a.
FENCING: Property is fully fenced with internal and boundary fencing 60% new and the balance stock proof. Suitable for cattle, sheep, goats, horses. 7 paddocks plus holding pen.
IMPROVEMENTS: DA approval for house. Dwelling permit.
MACHINERY SHED: Large high-bay 20m x 12m steel & Colorbond shed with closed-in lock-up workshop. 22kw solar system & 62kw solar battery storage with remote wifi monitoring. Designed to self-sufficiently power a 4 bedroom, 2 bathroom home.
STOCK YARDS: 80 head steel cattle yards with covered vet crush and scales. Steel sheep yards.
CARRYING CAPACITY: Average good season can run 40 cows and calves, bulls and 50 yearling steers. Property has recently been restocked after an 18 month spell, currently running only 35 breeders plus calves and bulls, and only using 60% of property.
Genuine sale due to change of circumstances.
Disclaimer: We have obtained all information in this document from sources we believe to be reliable. We cannot guarantee or give any warranty about the information provided. Interested parties must rely solely on their own enquiries.
Property Code: 1432
Listing description written by Wally Duff, RDR Real Estate — reproduced as published, not verified by Districts.