Hull Heads at a glance
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Median sale
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Median rent
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Suburb gross yield
QLD › Hull Heads › Luff St
$600,000
For sale
Asking
7
Bedrooms
3
Bathrooms
6
Car spaces
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
Asking
$600,000
Asking
No recorded sale for this property.
Hull Heads at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$25,929 on top of the price (4.3% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Queensland schedules from 2026-07-01. Ongoing council rates and land tax are not included.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
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.
For more information on this property, visit Queensland Globe.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
QLDPlanning 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.” Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
Current comparable rental listings within 400 m of this lot are not loaded. Nearby development applications are not loaded. This lot’s own applications are a separate question. 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. Net yield / holding costs are not estimated outside NSW without inventing land tax.
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.
0 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
Hull Heads at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Newton Property GroupSet just metres from the sand in quiet Hull Heads, this substantial beachfront holding is all about land, location and potential. Positioned on an approx. 1,280m² block, the property offers the kind of coastal scale that is becoming increasingly hard to secure — especially in a tightly held beachside pocket known for fishing, boating and relaxed North Queensland living.
The existing structure is large, flexible and full of possibility, but it does require significant renovation. For buyers with vision, this is an opportunity to restore, reconfigure or completely rethink the property to suit a large coastal residence, dual-living style arrangement, holiday escape or long-term investment project.
Best suited to renovators, builders, tradies, investors and beach-lifestyle buyers, this is not a standard walk-in home — it is a genuine project with a rare beachfront position doing the heavy lifting.
Why You’ll Love It
- Approx. 1,280m² beachfront block in a quiet coastal Hull Heads setting
- Beach access just metres away, with palms, sea breezes and a relaxed fishing-village feel
- Substantial existing footprint offering serious renovation or reconfiguration potential
- Right-hand side currently includes 4 bedrooms, 2 bathrooms, large kitchen, lounge and dining area
- Left-hand side includes 3 bedrooms, 1 bathroom and a second large living area
- Potential to remove the central wall and create one very large coastal home, subject to approvals and buyer due diligence
- Elevated concrete verandahs around the front and southern side of the residence
- High-clearance front awning with room for multiple vehicles, boats, caravans or trailers
- Ideal project for buyers wanting scale, storage, beachfront position and long-term upside
The Location
Hull Heads is a peaceful beachfront community positioned between the Tully and Hull River systems, with Googarra Beach forming part of the local coastal lifestyle. The area is well known for fishing, boating and relaxed beachside living, with the Hull Heads boat ramp and public recreation area nearby, plus access to the Tully River boat ramp at Tully Heads. Local conveniences including the Tully Heads Tavern and Googarra Beach Caravan Park are within easy reach, with Tully only a short drive away for supermarkets, schools, medical services and everyday essentials.
This is the kind of location that appeals to buyers who want space, privacy, beach access and the ability to create something special over time.
Opportunities like this are rarely about what is there today — they are about what the right buyer can see for tomorrow. With beachfront position, a large block, a substantial existing footprint and serious scope to add value, 34 Luff Street is ready for someone with the vision and capability to bring it back to life.
Property Code: 352
Listing description written by Kevin Newton, Newton Property Group — reproduced as published, not verified by Districts.
Nearby development applications are not loaded. This lot’s own applications are a separate question.
Honest achievable rent
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.