Gloucester at a glance
3,155
People
$637,500
Median sale
$450/wk
Median rent
3.67%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
NSW › Gloucester › Thunderbolts Way Bretti Via
$1,200,000
Last sold
11 Apr 2026
2
Bedrooms
1
Bathrooms
4
Car spaces
1,072,000 m²
Land
240 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
$1,200,000
11 Apr 2026 · derived via latest_sale
Local land rate: recorded Rural Property sales in Gloucester (last 5 years) with land size have a median of $4/m² of land (n=21). Districts calculation from recorded sales — not a valuation.
Gloucester at a glance
3,155
People
$637,500
Median sale
$450/wk
Median rent
3.67%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
Vs Gloucester
+88.2%
Median sale
Suburb $637,500
-1.72 pp
Gross yield
Suburb 3.67%
Suburb median $637,500 from 60 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 $450/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
Gloucester at a glance
3,155
People
$637,500
Median sale
$450/wk
Median rent
3.67%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Elders Real Estate GloucesterAround 3kms north of Bretti Reserve in a magnificently scenic valley, you'll discover "Arcadian Park", a lifestyle farm rising up from the Barnard River and enjoying breathtaking views in all directions. Offering superb river frontage (560 metres) on both sides of the Barnard River Bridge and your choice of several excellent building sites. There is endless potential here to create an enviable dream property with lifestyle to match.
Property features include-
• Fronting the Barnard River and neighbouring Bretti Nature Reserve at rear.
• A total of around 107.2 hectares (265 acres) comprising a mixture of bush & grazing land.
• Approx. 100 acres of cleared ridges and forest grazing.
• Topography rises from around 100m to 350m.
• Fenced into one large paddock.
• Plus a small separate paddock (Paulownia Paddock) for silage, between Thunderbolts Way and Barnard River Bridge, providing a secluded riverside camping spot.
• Hand sown pasture with estimated year round carrying capacity of 20 breeders.
• 3 dams and ability to pump from the river to the house water tanks & large poly tank near entrance.
• A substantial (240sq.m.) owner-built weekender shed (non-approved) provides comfortable permanent living quarters with an opportunity for further finishing.
• Accommodation includes open plan living/kitchen/dining and workroom, plus 2 bedrooms and ensuite bathroom.
• Front & rear covered paved terraces provide alfresco space for relaxation and taking in the stunning valley views.
• 3 bay parking with roller doors at the house, plus carport.
• Raised garden beds, a chook run, orchard (lime, pear, peacharine, orange, apricot, mango, avocado, cherry, apple and lemon, to name just a few), plus a shade house.
Further improvements include:-
• 4 bay machinery/caravan canopy
• Drive-through hay shed (7.4m x 7.5m) plus lean-to (4m).
• Solar power (16 x 250w panels) with battery back-up (12 x 12v batteries), generator and satellite broadband.
• Ample water storage with 4 x 22,500 litres tanks.
• Holding paddock with steel yards at the entrance off Thunderbolts Way.
• Subject property comprises Lot 10 only. A Right of Way from entrance benefits neighbouring Lot 11 (south-eastern side). Both properties are currently addressed 3756 Thunderbolts Way.
"Arcadian Park" is situated just 38 kms easy drive north from Gloucester, 115 kms south of Walcha or 113 kms west of Taree, in a stunning location. If you are searching for a lifestyle property with unparalleled views and huge potential for further improvement, don't miss the opportunities available here.
Disclaimer: We have obtained all information herein from sources we believe to be reliable; however, we cannot guarantee its accuracy. Prospective purchasers are advised to carry out their own investigations.
Listing description written by John Booth, Elders Real Estate Gloucester — reproduced as published, not verified by Districts.