Ocean Shores at a glance
6,093
People
$1,297,500
Median sale
$900/wk
Median rent
3.61%
Suburb gross yield
Median sale from 62 recorded sales (last 12 months) — a Districts calculation.
NSW › Ocean Shores › Bulgoon Cres
$1,400,000
Last sold
11 Nov 2025
4
Bedrooms
2
Bathrooms
2
Car spaces
925 m²
Land
227 m²
Building
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
Last sold
$1,400,000
11 Nov 2025 · derived via latest_sale
Local land rate: recorded House sales in Ocean Shores (last 5 years) with land size have a median of $1,460/m² of land (n=125). Districts calculation from recorded sales — not a valuation.
Ocean Shores at a glance
6,093
People
$1,297,500
Median sale
$900/wk
Median rent
3.61%
Suburb gross yield
Median sale from 62 recorded sales (last 12 months) — a Districts calculation.
Vs Ocean Shores
+7.9%
Median sale
Suburb $1,297,500
-0.27 pp
Gross yield
Suburb 3.61%
Suburb median $1,297,500 from 62 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 $900/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
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
Ocean Shores at a glance
6,093
People
$1,297,500
Median sale
$900/wk
Median rent
3.61%
Suburb gross yield
Median sale from 62 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by North Coast Lifestyle PropertiesPresenting like a new home, 32 Bulgoon Crescent features 4 generous sized bedrooms, stunning bathrooms, separate formal and informal spaces and a chefs kitchen that will be the pride and joy of the cook in the family.
The quality and easy living vibes flow to the outside with the spacious undercover area and deck overlooking the inground pebblecrete pool, providing the ultimate entertaining area. Beautiful low maintenance tropical gardens feature around the property whilst there is still ample open yard space for the kids to kick a ball or play with the dog. Rarely does a property come to market that ticks so many boxes for a family and has been finished with such a high level of style and quality.
The location is amazing...Just minutes from the beautiful white sands of New Brighton Beach and South Golden Beach, the Ocean Shores Shopping and Medical Centres and the Country Club. Brunswick Heads is 5 minutes away, Byron Bay 15 minutes and with easy access to the M1, both Ballina and Gold Coast Airports just 30 minutes away. You could not be more central!
Contact Nathan Donnelly on 0421942630 for further information or to arrange your inspection.
The impressive list of features include -
- Chef's dream quality kitchen with 20mm stone benchtop with induction cooktop, 2 x ovens including steam oven
- Large undercover area, entertainer's delight...fully insulated pergola with light panels
- 2 large living spaces. Spotted gum panelling in dining room - Dimmable LED lighting throughout. Plush asthma friendly carpet
- USB power points throughout home. USB & power point charging station in kitchen pantry
- Stunning bathrooms with deep freestanding bath in main bathroom
- 4 x Air conditioners. Quiet DC fans throughout main living areas and all bedrooms
- Large laundry with loads of storage, huge bench space & pull out laundry basket in cupboard under
- Saltwater Pebblecrete pool. Timber sundeck
- 30 x solar panels, 9.9kW System, 8kW Inverter
- Crimsafe security screens
- Recently refurbished and recoated roof
- Fully fenced yard with fruit trees and vegetable/herb gardens
- Double lock up remote garage + off street storage for caravan/boat/trailer
Listing description written by Nathan Donnelly, North Coast Lifestyle Properties — reproduced as published, not verified by Districts.