Empire Bay at a glance
2,375
People
$1,300,000
Median sale
$615/wk
Median rent
2.46%
Suburb gross yield
Median sale from 21 recorded sales (last 12 months) — a Districts calculation.
NSW › Empire Bay › Sorrento Rd
$1,975,000
For sale
Asking
4
Bedrooms
3
Bathrooms
4
Car spaces
1,619 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
Asking
$1,975,000
Asking · $1,220/m² of land
No recorded sale for this property.
Empire Bay at a glance
2,375
People
$1,300,000
Median sale
$615/wk
Median rent
2.46%
Suburb gross yield
Median sale from 21 recorded sales (last 12 months) — a Districts calculation.
Vs Empire Bay
+51.9%
Median sale
Suburb $1,300,000
-0.84 pp
Gross yield
Suburb 2.46%
Suburb median $1,300,000 from 21 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$94,504 on top of the price (4.8% 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 Empire Bay'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 $615/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 1.6%. 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
Empire Bay at a glance
2,375
People
$1,300,000
Median sale
$615/wk
Median rent
2.46%
Suburb gross yield
Median sale from 21 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Richardson & Wrench Umina BeachPerfectly positioned along one of Empire Bay’s most tightly held waterfront reserve strips, this exceptional residence delivers the ultimate coastal lifestyle with space, privacy and versatility. Set on a rare 1,619sqm level corner block with breathtaking water views and a prized north-east aspect, the property combines a substantial family home and a fully self-contained garden flat, all just a short stroll to the village shops and ferry wharf.
Behind secure electric gates, beautifully manicured gardens and your own mini rainforest create a private family sanctuary. Designed to comfortably accommodate large or multigenerational families, the substantial four-bedroom residence plus one-bedroom self-contained garden flat offers outstanding flexibility for family living, guests or extended family.
The main home features two generous living zones, including a warm and inviting lounge with a wood fireplace and an expansive dining area that opens seamlessly to a wraparound veranda overlooking the water. The crafted timber kitchen, positioned at the heart of the home, offers abundant bench space and storage, ideal for everyday living and entertaining alike.
Upstairs, the parents’ retreat provides a peaceful escape, complete with its own living area, walk-in robe, ensuite and covered balcony — all capturing sweeping water vistas and cooling coastal breezes.
Outdoors, the property continues to impress with a solar-heated saltwater swimming pool, beautifully landscaped grounds and multiple areas to relax or entertain. Dual access points, two double garages, a high carport suitable for a caravan, workshop and storage spaces, plus ample off-street parking make this an ideal home for boating and lifestyle enthusiasts.
Whether you’re seeking a ready-made family haven, a flexible home with accommodation options, or an exceptional site with scope to redevelop, this property represents a unique and tightly held opportunity in a premier waterfront enclave.
Features include:
• Waterfront reserve position with breathtaking water views
• Huge 1,619sqm level corner block in a blue-chip location
• Substantial family home plus separate self-contained garden flat
• Two spacious living areas, wood fireplace & wraparound water-view veranda
• Oversized bedrooms with built-ins; parents’ retreat with ensuite and balcony
• Inground solar-heated saltwater pool and manicured landscaped gardens
• Dual street access with electric gate, double side gates & pedestrian gate
• Two double garages, high carport, workshop & extensive storage
• Solar power system, multiple skylights & split-system air conditioning
• Approx. 250 metres to Empire Bay village shops and ferry wharf
• Waterfront playground at your doorstep and public boat ramp nearby
Offering a rare combination of lifestyle, location and versatility, this impressive waterfront property delivers the complete coastal package for discerning family buyers.
Contact Francois on 0487 342 467 to arrange your inspection today!
Outgoings:
• Council rates: $2,894.32 per annum
• Water rates: $1,185.08 per annum plus usage
If you are currently not in a position to purchase a property and need to sell first, I would be more than happy to provide you with a confidential market appraisal for your property. Please call me on (02) 43 444 666 or 0487 342 467 to schedule a chat.
To view all the homes we have for sale, please visit www.randwuminabeach.com.au
Disclaimer: Richardson & Wrench Umina Beach have obtained all information herein from sources we believe to be reliable; however, we cannot guarantee its accuracy. Prospective purchasers are advised to carry out their own investigations.
Listing description written by Francois Duverge, Richardson & Wrench Umina Beach — reproduced as published, not verified by Districts.
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