Karuah at a glance
2,583
People
$705,000
Median sale
$525/wk
Median rent
3.87%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
$900,000–$950,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
600 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
$900,000–$950,000
Asking range · $1,500/m² of land
No recorded sale for this property.
Karuah at a glance
2,583
People
$705,000
Median sale
$525/wk
Median rent
3.87%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Vs Karuah
+27.7%
Median sale
Suburb $705,000
-0.84 pp
Gross yield
Suburb 3.87%
Suburb median $705,000 from 17 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$38,779 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Karuah'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 $525/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 3.0%. 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
Karuah at a glance
2,583
People
$705,000
Median sale
$525/wk
Median rent
3.87%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Clarke & Co Estate AgentsProperty Highlights:
- A 2022 Domaine Homes built residence, with premium inclusions inside and out!
- A 6.6kW solar system with battery backup, three phase power, instantaneous gas hot water and a Bosch security system
- Rinnai ducted air conditioning and ceiling fans
- Hybrid and plush carpet flooring, plantation shutters and LED downlights throughout
- Spacious open plan living and dining area, plus a separate rumpus room
- Gourmet kitchen with 20mm Caesarstone benchtops, a walk-in pantry, an island bench with a breakfast bar, gas cooking and premium Smeg appliances
- Four bedrooms, the main with a walk-in robe, three with built-ins
- Stylish ensuite and main bathroom, both including floor to ceiling tiles, showers with built-in recesses and 40mm Caesarstone topped vanities, plus a built-in bathtub to the main
- Wrap around undercover alfresco with timber decking, plantation shutters and retractable sunshades, overlooking the fully fenced yard with established gardens
- Attached double garage with internal access, plus side access for a boat or caravan
Outgoings:
Council Rates: $1,204.24 approx. per annum
Water Rates: $715.62 approx. per annum
Rental Return: $700 approx. per week
Built in 2022 by Domaine Homes and set on a generous 600sqm parcel of land, this beautifully finished residence delivers a refined take on modern family living, combining quality inclusions with a layout designed for both comfort and flexibility.
Life in Karuah offers a relaxed riverside lifestyle where weekends are shaped by boating, fishing and time spent along the water's edge. Known for its fresh oysters and natural surrounds, this area delivers an idyllic escape while remaining well connected, with Raymond Terrace just 20 minutes away for everyday essentials, and Newcastle city reachable in under an hour.
Arriving at the home, a neatly presented grassed front yard and established gardens create an inviting first impression, with an attached double garage offering internal access and side access providing excellent space for a boat or caravan.
Stepping inside, the home reveals a polished and contemporary interior, where hybrid and plush carpet flooring are complemented by LED downlights, aluminium plantation shutters and sheer curtains, all kept comfortable year round with Rinnai ducted air conditioning.
Positioned at the front of the home, the main bedroom offers a private retreat complete with a walk-in robe and a ceiling fan, while the ensuite is finished to a high standard with floor to ceiling tiles, a 40mm Caesarstone topped vanity, and a shower with a built-in recess and a rain showerhead.
Three additional bedrooms come with built-in robes, with the fourth bedroom offering flexibility as a study if required. These rooms are serviced by the stylish main bathroom featuring floor to ceiling tiles, a 40mm Caesarstone topped vanity, a shower with a rain showerhead and a built-in recess, plus a built-in bath for ultimate relaxation.
A rumpus room positioned within the bedroom wing provides a versatile additional living space, ideal as a children's retreat or quiet breakout area.
The kitchen is both striking and practical, finished with 20mm Caesarstone benchtops, a large island bench with a breakfast bar and pendant lighting overhead, and a walk-in pantry. Premium Smeg appliances include a 900mm oven with a gas cooktop, a rangehood and a dishwasher, while a dual sink with a mixer tap and USB power outlets add everyday convenience.
From here, the open plan living and dining area offers a connected and light filled space to relax and unwind, with a ceiling fan and sliding door access to the outdoors.
The wrap around undercover alfresco has been designed for year round enjoyment, featuring timber decking, LED downlights, plantation shutters and retractable sunshades, creating a well appointed space for entertaining, dining or simply unwinding. Beyond, the fully fenced backyard offers a grassed lawn with established gardens, providing the perfect space for kids and pets to play.
Additional features include instantaneous gas hot water, three phase power, a Bosch security system, and a 6.6kW solar system with battery backup for your sustainable living.
Offering contemporary finishes, a flexible layout and a lifestyle shaped by its proximity to the water, this Karuah home is certain to impress. With strong interest expected, we encourage our clients to contact the team at Clarke & Co Estate Agents without delay to arrange their inspections.
Why you'll love where you live;
- Moments to the mighty Karuah River, local shopping, and parklands to enjoy
- 20 minutes from Raymond Terrace, providing a huge range of services and retail options for all your daily needs
- Less than 30 minutes to Tea Gardens and Hawks Nest
- Less than an hour to the city lights and sights of Newcastle
Disclaimer:
All information contained herein is gathered from sources we deem to be reliable. However, we cannot guarantee its accuracy and interested persons should rely on their own enquiries.
Listing description written by Troy Graham, Clarke & Co Estate Agents — reproduced as published, not verified by Districts.