Buff Point at a glance
3,683
People
$895,000
Median sale
$543/wk
Median rent
3.15%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
NSW › Buff Point › Buff Point Ave
$1,050,000
Last sold
25 Feb 2026
4
Bedrooms
2
Bathrooms
1
Car spaces
683 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
Last sold
$1,050,000
25 Feb 2026 · derived via latest_sale
Local land rate: recorded House sales in Buff Point (last 5 years) with land size have a median of $1,334/m² of land (n=109). Districts calculation from recorded sales — not a valuation.
Buff Point at a glance
3,683
People
$895,000
Median sale
$543/wk
Median rent
3.15%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
Vs Buff Point
+17.3%
Median sale
Suburb $895,000
-0.46 pp
Gross yield
Suburb 3.15%
Suburb median $895,000 from 35 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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 $543/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
UnknownArea
Buff Point at a glance
3,683
People
$895,000
Median sale
$543/wk
Median rent
3.15%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Thompson Partners GorokanMove now and secure the quintessential coastal lifestyle you've always desired! Meticulously presented and ready for you to enjoy immediately with the large corner block adding huge potential and rare flexibility. Whether you're looking to create an entertainers oasis with both space for a pool and room left over for the kids and pets - - A home with the substance and style you need with the potential for a workshop to accommodate your classic car, van or boat - Or the ability to explore a granny flat (subject to council approval) for family or income, the approximately 682.9m² corner block allows you to have your cake and eat it too without having to compromise on quality. The potential is obvious and the choice is yours.
High set to maximise lake views and capture cooling breezes, the 4 bedroom floorplan offers light filled open plan living spaces, generous bedrooms, a well appointed main suite with walk-in robe and private bathroom, quality kitchen with 40m stone bench tops, covered alfresco, ducted air conditioning and more. A sought after location within an already popular suburb, the home is surrounded by other quality properties and has easy access to the lakefront bike and walking path opposite, with local shopping, entertainment, dining, surf beaches, schools, boat ramps & more are all conveniently close by.
Easy access to major centres underpins the potential for future growth, Wahroonga/northconnex via the M1, Newcastle and Hunter Valley vineyards are all approximately 1 hr by car offering broad appeal for those seeking a sea change but needing to commute or wanting proximity to visit family & friends.
A rare opportunity to secure a home of this calibre without the cost, stress and delays that come with managing a renovation project, upgrade to the lifestyle you deserve!
• Quality kitchen with 40mm stone tops, LED lighting & soft close cabinetry
• Spacious, light filled living capturing water views & ocean breezes
• Heated flooring & floor to ceiling tiling to ensuite & main bathroom
• Approximate 682.9sqm² corner block with huge access to the yard
• Fresh paint & new carpet
• Ducted air conditioning
• Premium lakeside location
• Explore the potential for, granny flat, workshop, pool etc, subject to council approval
Listing description written by Adam Hilder, Ray White Thompson Partners Gorokan — reproduced as published, not verified by Districts.
NSW 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.