Sandy Beach at a glance
2,889
People
$962,500
Median sale
$707/wk
Median rent
3.82%
Suburb gross yield
Median sale from 38 recorded sales (last 12 months) — a Districts calculation.
NSW › Sandy Beach › Saye Cl
$2,300,000–$2,500,000
For sale
Asking range
5
Bedrooms
4
Bathrooms
4
Car spaces
35,600 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
$2,300,000–$2,500,000
Asking range · $65/m² of land
No recorded sale for this property.
Sandy Beach at a glance
2,889
People
$962,500
Median sale
$707/wk
Median rent
3.82%
Suburb gross yield
Median sale from 38 recorded sales (last 12 months) — a Districts calculation.
Vs Sandy Beach
+139.0%
Median sale
Suburb $962,500
-2.22 pp
Gross yield
Suburb 3.82%
Suburb median $962,500 from 38 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$112,379 on top of the price (4.9% 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Sandy Beach'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 $707/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.
Gross yield if leased at the suburb aggregate is 1.6%. 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
Sandy Beach at a glance
2,889
People
$962,500
Median sale
$707/wk
Median rent
3.82%
Suburb gross yield
Median sale from 38 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Coffs HarbourNestled in the heart of Sandy Beach, this fully renovated property offers a lifestyle of space, comfort and elevated living with stunning mountain views. Designed to celebrate its natural surroundings, the home blends contemporary finishes with warm, welcoming interiors and seamless indoor-outdoor connection. From relaxed family mornings to alfresco entertaining, every part of this residence has been crafted for comfort, functionality, and enjoyment of its beautiful setting.
At the heart of the home is an expansive open plan kitchen, dining and living zone, enhanced by a striking vaulted ceiling feature, louvre windows and durable hybrid timber-look flooring. The dining area is elevated by a versatile table/bench-style space with built-in cabinetry below - perfect as a buffet, carvery, or extra storage. The kitchen combines beauty and practicality with engineered stone benchtops, in-wall oven, Bosch electric cooktop and dishwasher, and a charming bay window positioned to frame the sweeping hinterland views. A breakfast pantry with a pocket-door system and an adjoining butler's pantry provide impressive storage and functionality for everyday living.
Created for relaxed entertaining, the living area opens through sliding doors on either side - one leading to the front grassed area and the other to the undercover alfresco dining space. Complete with a built-in BBQ, sink and room for a bar fridge, this outdoor haven perfectly captures the surroundings. A second alfresco area offers even more versatility, and an additional separate living room ensures ample space for the whole family. Practicality continues with a well-appointed tiled laundry featuring benchtops, storage and an additional toilet, along with a second laundry conveniently located off the double garage. A dedicated storage room further enhances the home's thoughtful design.
The residence offers four spacious bedrooms, all with ceiling fans, three with built-in robes and outdoor access, and a luxurious master suite with an ensuite, walk-in wardrobe and additional storage. The central main bathroom showcases feature tiling, Venetian plastering, a bath, shower and toilet.
Adding tremendous value and flexibility, the property includes a council - approved one-bedroom flat with a bathroom, garage, carport and its own alfresco area. This self-contained space features tiled flooring throughout, open plan living and dining, a kitchenette, storage, louvre windows, feature windows and a ceiling fan - ideal for guests, extended family or potential income. Another separate studio/mancave is a multi-use area currently set up as a gym which offers even more possibilities for lifestyle or small business pursuits.
The land itself is equally impressive, with a dam for irrigation and drought resilience, plus growing tunnels that create opportunities for leasing, hobby farming or small-scale production. Set on 35,630sqm of elevated land and taking advantage of sweeping mountain views and the surrounding vegetation, this fully renovated property delivers a rare combination of versatility, lifestyle and contemporary comfort in the sought-after Sandy Beach area.
Disclaimer: All information disclosed herein has been provided from sources we believe to be reliable however we cannot guarantee its accuracy. It is respectfully advised that interested parties carry out their own due diligence.
Listing description written by Cinamin Ryan-Frost, Ray White Coffs Harbour — reproduced as published, not verified by Districts.