Humpty Doo at a glance
4,915
People
$778,000
Median sale
$400/wk
Median rent
2.67%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
NT › Humpty Doo › Bridson Rd
$890,000
For sale
Asking
2
Bedrooms
2
Bathrooms
2
Car spaces
22,000 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
$890,000
Asking · $40/m² of land
No recorded sale for this property.
Humpty Doo at a glance
4,915
People
$778,000
Median sale
$400/wk
Median rent
2.67%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
Vs Humpty Doo
+14.4%
Median sale
Suburb $778,000
-0.33 pp
Gross yield
Suburb 2.67%
Suburb median $778,000 from 12 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$47,936 on top of the price (5.4% 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: Northern Territory schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Pre-filled with Humpty Doo'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
NTNT bulk cadastre is not an open commercial product. Lot optionality cannot be computed from official geometry. Listed land size is 22,000 m² — that is not official geometry. 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.” Nearby development applications are not loaded for this property.
Rental
No advertised rent is recorded. Suburb median rent $400/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. Nearby development applications are not loaded for this property. 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 2.3%. 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. Net yield / holding costs are not estimated outside NSW without inventing land tax.
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
UnknownNT bulk cadastre is not an open commercial product. Lot optionality cannot be computed from official geometry. Listed land size is 22,000 m² — that is not official geometry.
Nearby development pipeline
UnknownNearby development applications are not loaded for this property.
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. This jurisdiction has no comparable official bond series in the free set.
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
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Humpty Doo at a glance
4,915
People
$778,000
Median sale
$400/wk
Median rent
2.67%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Elders Top End GroupTucked away within the sought-after Grange on Stuart estate, this enchanting two-hectare property offers a peaceful bushland lifestyle just moments from Humpty Doo and approximately 10 minutes from Coolalinga.
Set across almost 5½ acres, the property is surrounded by established trees and natural greenery, creating a private retreat with two truly distinctive dwellings.
PROPERTY HIGHLIGHTS
• Approximately 5½ acres of peaceful rural living
• Desirable position within The Grange on Stuart
• Two unique and versatile dwellings
• Charming cottage with outdoor kitchen and alfresco entertaining
• Spacious bedroom with polished timber flooring and split-system air conditioning
• Character-filled bathroom and walk-in robe
• Converted air-conditioned double-decker bus
• Bus features bedroom and kitchenette downstairs, with living space and bathroom upstairs
• Covered outdoor entertaining areas
• Separate external bathroom with shower
• Open-air bath for a relaxed bushland experience
• Plenty of room to enjoy the outdoors or further personalise the property
A COTTAGE WITH CHARACTER
The cottage is full of warmth and personality, with a wonderful connection to the surrounding bushland.
Step into the inviting alfresco area, where an outdoor gas kitchen creates the perfect setting for relaxed entertaining, weekend breakfasts or simply enjoying the peaceful surroundings.
Inside, the generous bedroom features polished timber floors, split-system air conditioning and banks of louvres that allow the natural light and tropical breezes to flow through.
Adding to the cottage's character, swinging saloon doors open to the walk-in robe and slate-floored bathroom. A separate laundry and additional covered area at the front provide further practicality and flexibility.
SOMETHING COMPLETELY DIFFERENT
Adding an incredible point of difference is the converted double-decker bus, positioned beneath a large shade canopy.
Air conditioned and cleverly configured across two levels, the lower level includes a bedroom and kitchenette, while upstairs provides a living area and bathroom.
Outside, a generous covered verandah extends the living space and creates another spot to sit back and take in the tranquil surrounds.
An additional external bathroom with shower sits nearby, along with an open-air bath – the perfect place to unwind beneath the trees and embrace the relaxed rural lifestyle.
YOUR OWN PRIVATE ESCAPE
Beyond the unique dwellings, the real magic of this property is its setting.
Spread across almost 5½ acres, there's a wonderful sense of space, privacy and seclusion, with mature trees surrounding the property and plenty of opportunity to make the grounds your own.
Whether you're looking for a peaceful rural home, a weekend escape, additional accommodation for family and friends or simply a property that's unlike anything else on the market, this one is guaranteed to leave an impression.
Despite its private bushland feel, you're still conveniently located close to the essentials, with Humpty Doo nearby, Coolalinga Central approximately 10 minutes away and Palmerston City around 20 minutes from home.
Unique properties like this don't come along often. If you're looking for something with character, flexibility and a lifestyle that's a little different from the ordinary, this is one you won't want to miss.
Contact us today to arrange your inspection and experience the charm of Cottage on Grange for yourself.
Listing description written by Judy Blore, Elders Top End Group — reproduced as published, not verified by Districts.