Goulburn at a glance
25,139
People
$695,000
Median sale
$500/wk
Median rent
3.74%
Suburb gross yield
Median sale from 175 recorded sales (last 12 months) — a Districts calculation.
NSW › Goulburn › Middle Arm Rd
$2,350,000
For sale
Asking
4
Bedrooms
3
Bathrooms
6
Car spaces
892,400 m²
Land
Districts View
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
$2,350,000
Asking · $3/m² of land
No recorded sale for this property.
Goulburn at a glance
25,139
People
$695,000
Median sale
$500/wk
Median rent
3.74%
Suburb gross yield
Median sale from 175 recorded sales (last 12 months) — a Districts calculation.
Vs Goulburn
+238.1%
Median sale
Suburb $695,000
-2.63 pp
Gross yield
Suburb 3.74%
Suburb median $695,000 from 175 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$115,129 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.
Pre-filled with Goulburn'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 $500/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 1.1%. 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
Goulburn at a glance
25,139
People
$695,000
Median sale
$500/wk
Median rent
3.74%
Suburb gross yield
Median sale from 175 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by @realty"HETHERINGTON GLEN" THIS RURAL PROPERTY CONSISTING OF 224 ACRES OR 89.3 HA IS SITUATED IN THE ORIGINAL SHEEP RAISING AREA OF THE SOUTHERN TABLELANDS OF NSW IN THE
SOUGHT AFTER AREA OF ROSLYN, 75% PASTURE AND 25% NATIVE BUSHLAND. JUST 20 MIN TO CROOKWELL & 25 MIN TO GOULBURN & THE HUME HW. CANBERRA & SOUTHERN HIGHLANOS A FURTHER 50 MIN AWAY. THE PROPERTY ALSO HAS ABOUT 2KM OF THE TARLO RIVER THROUGH IT PROVIDING EXTENSIVE PERMANENT WATER
AND RIVER FLATS IDEAL FOR CROPPING. THE LARGE HOUSE IS UP HIGH ON A HILL IN THE UNDULATING COUNTRYSIDE, NORTHEAST FACING WITH EXTENSIVE VIEWS IN ALL DIRECTIONS AND VERY QUIET, PRIVATE AND PEACEFUL. THERE ARE A MULTITUDE OF BIRDS THAT VISIT THE FRONT GARDEN AND PLANTED TREES, LOTS OF SMALL BIRDS, EG BLUE WRENS, WILLY
WAGTAILS, FINCHES, GALAHS, COCKATOOS, WEDGETAIL EAGLES AND FALCONS. THERE HAVE BEEN AROUND FORTY EIGHT SPECIES OF BIRDS SIGHTED ON THE
PROPERTY THE HOUSE ITSELF IS LARGE, CARPETED OR TILED THROUGHOUT, 386M2, FREESTANDING, BRICK & TILE WITH EXTENSIVE LIVING AREAS, 4 BEDROOMS,2 BATHROOMS, LARGE MAIN BEDROOM WITH A/C, WIR AND ENSUITE, MAIN LIVING AREA, 9MX6M WITH LARGE SLOW COMBUSTION FIRE & A/C, DINING/ADDITIONAL SITTING ROOM ALSO WITH SLOW COMBUSTION FIRE, LARGE KITCHEN WITH ITALIAN GAS/ELECTRIC STOVE AND LAUNDRY WORKROOM. BACK VERANDAH THE LENGTH OF THE HOUSE, WITH 11.6 M ENCLOSED SECTION FOR SUNROOM. ALL WINDOWS IN HOUSE WELL INSULATED WITH FULL DROP & LINED CURTAINS& BLINDS. SINGLE
GARAGE USED FOR STORAGE.
SATELIGHT INTERNET & VAST TV RECEPTION.COMPUTER AND WI-FI.
10KW/ SOLAR PANEL INSTALLATION IN PADDOCK WITH SMART-METER.
2X25,000 LITRE TANKS ON SHED PLUS 2X113,562 LTR CONCRETE INGROUND TANKS
IN FRONT YARD FOR FRESH WATER FOR HOUSE, IE 227,124 LTR.
SHEDS ON THE PROPERTY CONSIST OF: A LARGE NEW 10.5M X18M CONCRETE FLOORED, INSULATED SHED WITH WINDOWS
AND 3 LARGE ROLLER DOORS WHICH WILL HOUSE 9 CARS,
16.5M X 6.5M ONE STAND SHEARING SHED WITH PENS ETC WHICH IS REPUTED TO BE
OVER 100 YEARS OLD WITH MATCHING THUNDERBOX.
11.2M X 7.2M LARGE SHED BEHIND FOR KEEPING ANIMALS OUT OF BAD WEATHER.
LARGE CATTLE YARDS VET CRUSH & LOADING RAMP.
SHEEP YARDS AND LOADING RAMP.
LARGE CHOOK YARD, AND 4 LARGE AVIARIES ETC.
FOUR INSULATED DOG RUNS WITH CONCRETE FLOORS
1.8M FENCES AROUND HOUSE YARDS
HAS RUN 300 HEAD OF SHEEP PLUS 30 HEAD OF CATTLE OLD FRUIT TREES, APPLES, PEARS AND PLUMS IN HOUSE YARD AND VERY OLD FRUIT
TREES, APPLES, PLUMS AND CUSTARD APPLES ON THE TARLO RIVER. OVERALL, TWELVE PADDOCKS,
FOUR DAMS, EIGHT TROUGHS GRAVITY FED BY TWO 25,000 LITRE TANKS IN PADDOCKS, WATER TO
THEM IS PUMPED FROM RIVER. 1907 RUINS OF OLD OUT STATION FOR IONA PROPERTY AT BACK OF THE MAIN HOUSE. IONA WAS TOWARDS CROOKWELL AND THE ADJOINING PROPERTY
HOLMWOOD HAS THE OLD SCHOOL AND PO.
Listing description written by Elias Sleiman, @realty — reproduced as published, not verified by Districts.