Murrumbateman at a glance
3,952
People
$1,055,000
Median sale
$860/wk
Median rent
4.24%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
NSW › Murrumbateman › Suffolk Ave
5
Bedrooms
2
Bathrooms
4
Car spaces
10,000 m²
Land
274 m²
Building
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
Last sold
No recorded sale price for this property yet.
Local land rate: recorded House sales in Murrumbateman (last 5 years) with land size have a median of $593/m² of land (n=15). Districts calculation from recorded sales — not a valuation.
Murrumbateman at a glance
3,952
People
$1,055,000
Median sale
$860/wk
Median rent
4.24%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
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 $860/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
Murrumbateman at a glance
3,952
People
$1,055,000
Median sale
$860/wk
Median rent
4.24%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Rural Canberra/Yass3 Suffolk Ave comes to the market as a part of the liquidation of assets for a Deceased Estate. The very tidy property is ready for a family, flipping or as a solid investment.
Experience the perfect blend of privacy, convenience, and rural charm at 3 Suffolk Ave, Murrumbateman, NSW. This brick family home, nestled in the established and sought-after Merryville Estate, represents a unique opportunity for immediate occupancy in one of the area's most desirable locations.
Set on a sprawling 1.29 hectares (3.18 acres), this property offers the ideal balance of rural lifestyle with the convenience of being just a 5-minute drive from the village, 21 minutes from the ACT border, and 23 minutes from Yass. This location in the Merryville Estate ensures privacy and seclusion, while still being part of a fantastic family community, a great place to raise a family.
The house itself, built in 1997, spans 274m2, offering a spacious yet cozy living environment. Its design is timeless - not ultra-modern but far from dated, creating a warm, inviting, and very liveable space. It comprises 5 bedrooms, each with built-in wardrobes, plus a study, 2 bathrooms, and a separate toilet. The heart of the home is equipped with a fireplace, perfect for cooler months, and a reverse cycle air conditioning unit, ensuring comfort year-round.
Outdoor living is a highlight, with established trees and lawns surrounding the home, along with a battleaxe driveway enhancing privacy. The property also features a paddock, ideal for running a horse or other livestock of your choice.
Practicalities are well catered for with a separate 2-car garage and an additional 2-car garage/workshop attached to the home. An important environmental feature is the 120,000L dam water supply, used for toilets, aligning with sustainable living practices.
This property is zoned R5: Large Lot Residential, making it a perfect blend of rural and residential living. The opportunity to live in such a well-located and comfortable home is rare, especially one that allows you to move in immediately.
Here are some common questions that may help with your enquiries:
Will the executors/ sellers accept a longer settlement?
While a shorter settlement is desired by the family, they can work with up to 120 days from the exchange of contracts to the settlement
How much deposit is required?
We can exchange contracts with a 5% deposit (with 10% at risk)
What is the Merryville Estate?
It is a residential Estate of properties where the following can be enjoyed:
• Kilometres of equestrian, pedestrian and cycling tracks
• Community tennis court
• Underground electricity, telecommunication services and non-potable water
• Covenants protecting owner investments
• Surrounded by farmland and boutique wineries
More can be found out at: http://www.merryvilleestate.org/
Can you move in between exchange and settlement?
The sellers are open to the new owners living in the property prior to settlement under an Early Occupancy Agreement at a discounted weekly amount of $500 per week. This means you could move in before settlement or over the Summer holidays
What would the property rent for?
We have completed a rental appraisal with the following results:
• If rented on a long-term rental of 12 months or more = $780 per week
OR $40,560 per annum
• If rented out on AirBnB = $350 per night
How much are the Yass Valley Council Rates?
$2,193.16 per annum
How much is the Community Title cost?
The Merryville Estate fees are $162.95 Per annum and this is for the Community Title Scheme as outlined on their website and also covers the non-potable water supply for your garden
Is GST applicable to the sale?
No GST does not apply to the sale
What are some compatible sales?
• 4 Hereford Pl, sold on the 13th Sept 2023 for $1,300,000
• 16 Governor Dr, sold on the 26th Aug 2023 for $1,600,000
• 4 Gumnut Ln, sold on the 6th Sept 2023 for $1,480,000
• 2 Lakeview Dr, sold on the 13th Nov 2023 for $1,450,000
This is a very genuine sale of a Deceased Estate and if you would like to clarify any more details please let us know.
George Southwell
0429 838 345
george.southwell@raywhite.com
David Alexander
0455 777 644
david.alexander@raywhite.com
Listing description written by George Southwell, Ray White Rural Canberra/Yass — reproduced as published, not verified by Districts.