Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
3
Bedrooms
1
Bathrooms
1
Car spaces
759 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Berry (last 5 years) with land size have a median of $1,953/m² of land (n=38). Districts calculation from recorded sales — not a valuation.
Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 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 $936/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
Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White BerryWelcome to this late 1930s cottage, nestled in the vibrant heart of Berry Village. This beautifully preserved home captures the timeless charm of its era while offering a comfortable living space for downsizers or families looking for a place to call home with room to grow.
Step inside and be greeted by the warmth of hardwood floors, high ceilings, and a traditional layout that creates distinct, yet connected living spaces. The living room, with its Osburn fireplace, invites you to cozy up with a book or gather with loved ones during chilly winter evenings. The separate dining room is perfect for family meals or entertaining, with a seamless connection to the eastern-facing kitchen.
The kitchen is both functional and welcoming, featuring timber built-in cabinetry, and ample cupboard space. Its position on the eastern side of the house ensures a light-filled space, making it a pleasure to cook and entertain.
This home offers three bedrooms, each showcasing the classic features of the period, including high ceilings, ornate cornices, and timber windows. The country-style family bathroom serves these bedrooms, featuring two showers-one of which is in the bathtub-adding a touch of character.
Outside, you'll find a spacious covered verandah overlooking the gardens, providing the perfect spot for relaxing or hosting gatherings with friends and family.
Additional features, include rear access to a single lock-up garage with a workshop area, and plenty of storage for cars, boats, or trailers. The gardens surrounding the property are low maintenance, yet inviting, attracting a variety of local birdlife and providing a tranquil escape.
With its central location, original charm, and potential for renovation or extension (STCA) this home is a unique opportunity to embrace village life in Berry.
Don't miss your chance to make 32 Albert Street your new address when it goes to auction on the 19th June. Contact Sarah Tebbutt to organise a private inspection today.
Property Features:
• Construction- Weather board clad with colorbond roof
• Front foyer, French doors with cleared glass
• Original hardwood floorings with gold trims, high ceilings, blinds and all original timber features throughout the home
• Kitchen area, timber construction with glass cabinetry, electric cooktop, stainless ink, 60cm oven, hanging light pendant, skylight and French doors that open to the back verandah
• Dinning area, Reverse cycle air conditioning Mitsubishi, dado timber painted panelling features, hanging light pendants, wall scones, ceiling fan, Northfacing windows and another front façade door, Piano is staying
• Bedroom 2, ceiling fan, timber features and ornate cornices, two windows
• Living area, Osburn fire place with timber/brick mantel, two ceiling fans, hanging pendants, ornate cornices internal with sliding timber windows that open up to dining area
• Bedroom 1, ceiling fan, high ceilings with timber features and ornate cornices, one window
• Bedroom 3, timber features and ornate cornices, two windows
• Utility room, built in cupboards and cabinetry, French door with access to back verandah
• Main Bathroom, pedestal freestanding sink, bathtub with shower mixer, second full shower, toilet, all with white/gold tap ware and pressed metal walls, timber vanity with built in shaving cabinet,
• Laundry: sink, toilet/ shower mixer with internal access to kitchen area and back verandah
• Back verandah which is fully fenced and covered,
• Both front and side access of the property are gated
• Single car garage, front remote control roller door with workshop area and second roller door.
• Two water tanks 1 x 1,500L and 1 x 2,500L and clothesline
Listing description written by Sarah Tebbutt, Ray White Berry — 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.