Fletcher at a glance
8,188
People
$1,057,500
Median sale
$803/wk
Median rent
3.95%
Suburb gross yield
Median sale from 74 recorded sales (last 12 months) — a Districts calculation.
NSW › Fletcher › Arbour Ave
$1,215,000
Last sold
16 Feb 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
605 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
$1,215,000
16 Feb 2026 · derived via latest_sale
Local land rate: recorded House sales in Fletcher (last 5 years) with land size have a median of $1,789/m² of land (n=136). Districts calculation from recorded sales — not a valuation.
Fletcher at a glance
8,188
People
$1,057,500
Median sale
$803/wk
Median rent
3.95%
Suburb gross yield
Median sale from 74 recorded sales (last 12 months) — a Districts calculation.
Vs Fletcher
+14.9%
Median sale
Suburb $1,057,500
-0.51 pp
Gross yield
Suburb 3.95%
Suburb median $1,057,500 from 74 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 $803/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
Fletcher at a glance
8,188
People
$1,057,500
Median sale
$803/wk
Median rent
3.95%
Suburb gross yield
Median sale from 74 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by First National Real Estate Lake MacquarieCapturing the very best of modern family living, this grandly proportioned residence is perfectly positioned on a generous corner block in a sought-after Fletcher address. Bathed in natural light and framed by a leafy bushland outlook, the home delivers a sophisticated two-storey layout designed for comfort, space, and effortless entertaining.
Multiple living zones cater to families of all ages, complemented by a level grassed yard ideal for children and pets, plus a large undercover alfresco area that seamlessly extends the living space outdoors.
Upstairs, four generously sized bedrooms are accompanied by two modern bathrooms, including a master ensuite, while a versatile children's activity room or second lounge provides the perfect retreat for teens or relaxed family downtime.
Downstairs showcases an expansive open-plan living and dining area anchored by a stylish central kitchen featuring natural gas cooking, abundant bench and cupboard space, breakfast bar seating, quality appliances, dishwasher, and a walk-through pantry leading to the internal laundry. A dedicated separate home office or potential fifth bedroom, ground-floor powder room, and double garage with internal access complete the floor plan.
Thoughtfully designed to fuse indoor and outdoor living, this home is packed with contemporary comforts and lifestyle luxuries. Adding further appeal is its convenient location close to quality schooling and everyday amenities, with Minmi Public School, Bishop Tyrrell Anglican College, and Fletcher Shopping Centre (Aldi & Coles) all within 3km.
Features include:
• Freshly painted interiors in neutral tones to suit all décor styles
• Sleek, glossy kitchen with island bench, walk-in pantry & quality appliances
• Open-plan living flowing to a north-facing alfresco entertaining area
• Upstairs lounge/activity room ideal for growing families
• Four upstairs bedrooms, three with built-in robes, master with large walk-in robe
• Two light-filled bathrooms; ensuite with double vanity, main with bathtub
• Ducted air conditioning, ceiling fans, LED downlights, ground-floor powder room
• Automatic double garage with internal access
Land Size: 605sqm
Frontage: Curved 20m frontage, approximately 32m depth
Listing description written by Troy Duncan, First National Real Estate Lake Macquarie — reproduced as published, not verified by Districts.