Bomaderry at a glance
6,776
People
$800,000
Median sale
$512/wk
Median rent
3.33%
Suburb gross yield
Median sale from 58 recorded sales (last 12 months) — a Districts calculation.
$1,150,000
Last sold
24 Oct 2025
4
Bedrooms
2
Bathrooms
4
Car spaces
809 m²
Land
173 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
$1,150,000
24 Oct 2025 · derived via latest_sale
Local land rate: recorded House sales in Bomaderry (last 5 years) with land size have a median of $982/m² of land (n=86). Districts calculation from recorded sales — not a valuation.
Bomaderry at a glance
6,776
People
$800,000
Median sale
$512/wk
Median rent
3.33%
Suburb gross yield
Median sale from 58 recorded sales (last 12 months) — a Districts calculation.
Vs Bomaderry
+43.8%
Median sale
Suburb $800,000
-1.01 pp
Gross yield
Suburb 3.33%
Suburb median $800,000 from 58 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 $512/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
Bomaderry at a glance
6,776
People
$800,000
Median sale
$512/wk
Median rent
3.33%
Suburb gross yield
Median sale from 58 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Raine & Horne BerryWelcome to Berry Cottage - a home where warmth, beauty, and soul come together in perfect harmony. Set on a sun-drenched north-facing block with views looking towards the stunning Cambewarra Mountain Range, this captivating property is so much more than just a house - it's a place that instantly feels like home.
Originally built in the historic town of Berry, the cottage was carefully relocated and lovingly reimagined to find its forever home here in Bomaderry. The result is a rare blend of heritage charm and contemporary living, with every corner telling a story of thoughtful design and lasting quality.
Inside, the home welcomes you with expansive 9-foot ceilings and an abundance of natural light that accentuates its timeless features - original hardwood timber floors, exposed brick elements, and carefully curated finishes throughout.
At the heart of the home lies a beautifully designed kitchen, complete with Caesarstone concrete benchtops, a matte black Carysil sink, Westinghouse appliances, and a spacious butler's pantry. This central space connects effortlessly to multiple living and dining areas, each positioned to take full advantage of the peaceful mountain outlook. The home features multiple fireplaces that create a soft, ambient warmth, creating a sense of comfort and calm in every season.
The outdoor area is perfect for entertaining, surrounded by established gardens and a mature privacy hedge that create a peaceful, secluded setting. It's an ideal setting to entertain, unwind, and enjoy the company of friends and family all year round.
The backyard is fully fenced and pet-friendly, offering a great-sized space that's perfect for kids to play safely and freely. The home features established lawns, a veggie patch and a carport with drive-through access to a double rear garage offering the flexibility for storage, hobbies, or growing families needing extra space. The garage also features a dedicated workspace with epoxy flooring and ample storage.
Berry Cottage is more than a home - it's a story of place, purpose, and possibility. Located just minutes from schools, cafés, shops, and essential services, the home offers the perfect balance of country tranquillity and everyday convenience. This is a home that welcomes you the moment you arrive and stays with you long after you leave.
To arrange a private viewing please contact Jacqui Crapp 0429 104 011 or Maddison Crapp 0498 513 615.
Listing description written by Maddison Crapp, Raine & Horne Berry — reproduced as published, not verified by Districts.