Howlong at a glance
3,055
People
$592,500
Median sale
$480/wk
Median rent
4.21%
Suburb gross yield
Median sale from 32 recorded sales (last 12 months) — a Districts calculation.
$725,000
For sale
Asking
$630,000
Last sold
17 Feb 2025
4
Bedrooms
2
Bathrooms
2
Car spaces
712 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
$725,000
Asking · $1,018/m² of land
Last recorded sale $630,000 (17 Feb 2025).
Local land rate: recorded House sales in Howlong (last 5 years) with land size have a median of $474/m² of land (n=117). Districts calculation from recorded sales — not a valuation.
Howlong at a glance
3,055
People
$592,500
Median sale
$480/wk
Median rent
4.21%
Suburb gross yield
Median sale from 32 recorded sales (last 12 months) — a Districts calculation.
Vs Howlong
+22.4%
Median sale
Suburb $592,500
-0.77 pp
Gross yield
Suburb 4.21%
Suburb median $592,500 from 32 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$30,904 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.
Pre-filled with Howlong'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 $480/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 3.4%. 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
Howlong at a glance
3,055
People
$592,500
Median sale
$480/wk
Median rent
4.21%
Suburb gross yield
Median sale from 32 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Gilson Yonson Real EstateTucked away in a quiet court location, this residence presents an excellent opportunity to secure a beautifully presented near new home in the welcoming country town of Howlong. Built in 2024 by respected builder Afonso Building Solutions, this thoughtfully designed residence offers the comfort and convenience of modern living while providing a relaxed lifestyle within easy reach of Albury.
As you arrive, the home immediately conveys a sense of freshness and quality that comes with a newly built property. Every detail has been carefully completed, allowing the next owner to simply move in and enjoy without the need to undertake additional work. The property offers the appealing advantage of having everything already established.
Inside, the home features a neutral colour palette throughout, creating a light and inviting atmosphere that will suit a wide range of furnishings and personal tastes. The calming tones provide a timeless backdrop and allow each space to feel open, warm, and welcoming, making it easy for new owners to add their own personal touches over time.
Positioned in the peaceful and community-minded township of Howlong, the property enjoys the charm of country living while still maintaining excellent accessibility to larger centres. Albury is just a comfortable 20-minute drive away, making commuting for work, shopping, or entertainment both simple and convenient while still allowing you to return home to the tranquillity of a small-town setting.
The location also offers exceptional convenience to everyday amenities within Howlong itself. Residents will appreciate being close to local shops, the supermarket, bank, post office, chemist, medical facilities, bakery, and the local pub, all of which contribute to the strong sense of community the town is known for. A short drive will also take you to childcare services, the local school, and the beautiful Murray River, where you can enjoy walking, fishing, and relaxed weekends by the water.
Offering the appeal of a near new build, a peaceful court setting, and the lifestyle benefits of a friendly country town, this home provides a wonderful opportunity to enjoy modern comfort in a location that continues to grow in popularity.
The property features –
- 4 bedroom home
- Master bedroom has an ensuite with double basins and a walk-in robe
- Built-in robes to other bedrooms
- Lounge room
- Open plan family and meals area
- Kitchen is complete with gas cooktop, electric oven, dishwasher, and a walk-in pantry
- Full bathroom with a separate toilet
- Ducted heating and cooling
- Covered entertaining area
- Enclosed backyard
- Double gate access via the rear yard
- Remote control double lockup garage with internal access
Please note, the photos have been provided by the vendor.
All information provided is sourced from reliable references, but its accuracy cannot be guaranteed. Interested parties are encouraged to conduct their own investigations.
Listing description written by Michael Buchanan, Gilson Yonson Real Estate — reproduced as published, not verified by Districts.