Boambee East at a glance
5,365
People
$847,500
Median sale
$643/wk
Median rent
3.95%
Suburb gross yield
Median sale from 64 recorded sales (last 12 months) — a Districts calculation.
NSW › Boambee East › Sawtell Rd
$1,285,000
Last sold
1 May 2024
5
Bedrooms
5
Bathrooms
5
Car spaces
911 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
$1,285,000
1 May 2024 · derived via latest_sale
Boambee East at a glance
5,365
People
$847,500
Median sale
$643/wk
Median rent
3.95%
Suburb gross yield
Median sale from 64 recorded sales (last 12 months) — a Districts calculation.
Vs Boambee East
+51.6%
Median sale
Suburb $847,500
-1.35 pp
Gross yield
Suburb 3.95%
Suburb median $847,500 from 64 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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 $643/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
Boambee East at a glance
5,365
People
$847,500
Median sale
$643/wk
Median rent
3.95%
Suburb gross yield
Median sale from 64 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by First National Real Estate Coffs CoastPresenting as a wonderful opportunity for astute buyers is this brand new group home complex that comprises of a main residence and four separate
wheelchair friendly studios. Versatile and easy to maintain, this complex is suited for a wide range of buyers.
Located within a short walking distance to Boambee Creek, and just a few minutes to shops, cafes, restaurants and Sawtell Beach, this property also offers easy access to the Pacific Highway and less than a 10 minute drive to Coffs Harbour Health Campus, Coffs Harbour Airport and University.
This complex is certified as 'Group Home' and not suitable for Air-bnb, but could have the potential to be an excellent investment opportunity with long term rental appraisal of $104,000-$109,720 per annum. Advised to carry out own due diligence in this regard.
Main Residence:
Open plan and light-filled dining, kitchen and living area with a ceiling fan and treed outlook. Ideal for gatherings/meetings, this space also offers easy access to the outdoor entertaining area through large sliding doors.
The kitchen is modern and offers plenty of cupboard and bench space, stone benchtops, a 5-burner gas cooktop and a breakfast bar.
On the eastern side of the main residence is the lockable managers private retreat area with 1 bedroom, 1 bathroom, a living area and private balcony.
The large outdoor gathering area is sure to be one of the favourite meeting spots as it boasts a north facing, sunny aspect, central location and is easy to access for all residents.
Studios/meeting rooms:
All studios are spacious and feature private balconies, large kitchenette with ample cupboard and storage space, and large bathrooms with a toilet and shower.
Council rates: $3,221 per annum
Rental appraisal:
Main residence $520 - $550 per week incl. electricity and water
Each studio $370 - $390 per week incl. electricity and water
Features that we love:
- Wheelchair friendly throughout the complex
- Fans, LED lights and high raked ceilings throughout
- 15000L water tank and 9.9KW solar system for electricity and hot water system
- Easy to maintain, modern tones, private balcony to all studios and main residence
- Covered parking area, lockable storage area
- Walk to Boambee Creek, few minutes to amenities, Sawtell Village and beaches
Disclaimer: Agent does not guarantee accuracy of the information. Purchasers need to make their own independent enquiries. Thank you.
Listing description written by Avi Aronsen, First National Real Estate Coffs Coast — reproduced as published, not verified by Districts.
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