Merimbula at a glance
3,853
People
$908,000
Median sale
$479/wk
Median rent
2.74%
Suburb gross yield
Median sale from 31 recorded sales (last 12 months) — a Districts calculation.
$1,149,000–$1,200,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
1
Car spaces
850 m²
Land
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
Asking
$1,149,000–$1,200,000
Asking range · $1,352/m² of land
No recorded sale for this property.
Merimbula at a glance
3,853
People
$908,000
Median sale
$479/wk
Median rent
2.74%
Suburb gross yield
Median sale from 31 recorded sales (last 12 months) — a Districts calculation.
Vs Merimbula
+26.5%
Median sale
Suburb $908,000
-0.57 pp
Gross yield
Suburb 2.74%
Suburb median $908,000 from 31 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$49,984 on top of the price (4.4% 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: New South Wales schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Based on the low end of the asking range, not a contract price.
Pre-filled with Merimbula's advertised median rent — not a rent for this listing.
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.
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 $479/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.
Gross yield if leased at the suburb aggregate is 2.2%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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
Merimbula at a glance
3,853
People
$908,000
Median sale
$479/wk
Median rent
2.74%
Suburb gross yield
Median sale from 31 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by One Agency Dwyer PropertiesPositioned in one of Merimbula's most desirable waterfront locations, this beautifully renovated Beach Street property delivers the perfect blend of coastal lifestyle and investment appeal. Just steps from the sparkling waters of Merimbula Lake and a short stroll to the town's vibrant cafés, restaurants and shops, this is a home designed for relaxed living and effortless convenience.
Offering exceptional versatility, the property comprises a stylish two-bedroom residence plus a separate self-contained one-bedroom studio, creating an outstanding opportunity for dual-income returns, guest accommodation or multi-generational living.
Start your mornings with a paddleboard or kayak launch directly across the road, enjoy a swim at nearby Spencer Park, or simply soak up the stunning lake views from your private deck. With Merimbula Airport only 3km away and regular flights to Sydney and Melbourne, this property is perfectly suited to holidaymakers, remote workers and frequent travellers alike.
The main residence is thoughtfully designed across two levels, combining contemporary industrial styling with relaxed coastal charm. Upon entry, you'll find a practical study nook, new front windows and door, and a striking glass-and-steel staircase that creates an immediate sense of style. Oak-toned hybrid flooring flows throughout, while reverse-cycle air conditioning ensures year-round comfort.
Both bedrooms are generously proportioned and feature built-in wardrobes, plush carpeting and crisp white barn doors. One bedroom is enhanced by elegant French louvre shutters, adding a touch of timeless coastal character. The downstairs bathroom incorporates a functional laundry space, complemented by a separate toilet for added convenience.
Upstairs, the fully renovated kitchen takes centre stage. Designed with both style and practicality in mind, it enjoys elevated views across Merimbula Lake and connects seamlessly to the timber entertaining deck through stacker windows. Whether it's morning coffee, long lunches or sunset drinks, this is a space you'll love spending time in.
A newly constructed hardwood front deck enhances the home's street appeal while providing valuable storage underneath for paddleboards, fishing gear and beach essentials. At the rear, a fully fenced garden area offers a private outdoor retreat, exclusively enjoyed by the current owners despite being designated as common property.
Adding even greater flexibility is the separate "Beach Shack" studio. Complete with its own bedroom, bathroom, kitchen, air conditioning and private entrance, it's ideal for visiting family and friends or generating additional income through holiday or permanent rental opportunities.
Further features include a single lock-up garage, two additional off-street parking spaces, a 5kW solar system and an unbeatable walk-to-everything location.
Whether you're searching for a permanent residence, a coastal getaway or a smart investment with multiple income streams, this exceptional waterfront property offers a rare opportunity to secure the very best of Merimbula living.
For further information or to arrange your private inspection, contact Tania Dwyer on 0458 334 441.
Listing description written by Simon Robins, One Agency Dwyer Properties — reproduced as published, not verified by Districts.