Gulmarrad at a glance
2,063
People
$867,500
Median sale
$728/wk
Median rent
4.36%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
NSW › Gulmarrad › Armstrong Rd
$430,000
Last sold
20 Aug 2026
0
Bedrooms
0
Bathrooms
0
Car spaces
4,097 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
$430,000
20 Aug 2026 · derived via latest_sale
Local land rate: recorded Land sales in Gulmarrad (last 5 years) with land size have a median of $103/m² of land (n=8). Districts calculation from recorded sales — not a valuation.
Gulmarrad at a glance
2,063
People
$867,500
Median sale
$728/wk
Median rent
4.36%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
Vs Gulmarrad
-50.4%
Median sale
Suburb $867,500
+4.44 pp
Gross yield
Suburb 4.36%
Suburb median $867,500 from 18 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 $728/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. No recorded off-street parking — often a discount versus the suburb median for the same beds.
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
Gulmarrad at a glance
2,063
People
$867,500
Median sale
$728/wk
Median rent
4.36%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Raine & Horne Maclean | Yamba | IlkuaOffering exceptional value in one of the Clarence Valley's most sought-after small acreage communities, 4 Armstrong Road, Gulmarrad presents a rare opportunity to secure a beautifully positioned 1-acre parcel ready for your dream home.
Positioned on the peaceful edge of Gulmarrad, this property offers something truly different. Surrounded by picturesque rural landscapes and established gum trees, it provides the privacy, tranquillity and natural outlook that buyers seeking an acreage lifestyle will appreciate.
Located near the end of a quiet rural cul-de-sac, you'll enjoy minimal passing traffic and a peaceful setting that's ideal for families or anyone wanting more space. The block is predominantly level with a gentle fall towards the rear, ensuring excellent natural drainage while providing an ideal building envelope for a wide range of home designs. Power is already connected to the site, allowing you to commence your building plans sooner, while rainwater storage will service your future home.
Combining lifestyle with convenience, Maclean's shopping, schools, cafés and essential services are just 5.5km away. When it's time to unwind, the pristine beaches of Brooms Head, Red Cliff and Sandon River are all within easy reach, while the vibrant coastal township of Yamba is only a 20-minute drive away.
Property Highlights:
• Approximately 1 acre (4,000m²) of vacant land
• Power connected and ready to build
• Rainwater tank required (no town water available)
• Peaceful rural setting surrounded by established gum trees
• Quiet cul-de-sac location with minimal passing traffic
• Gently sloping, well-drained allotment with an excellent building envelope
• Beautiful rural outlook offering privacy and tranquillity
• Just 5.5km to Maclean's shops, schools and everyday conveniences
• Approximately 20 minutes to Yamba and the Clarence Coast's stunning beaches
• Rare opportunity in the tightly held Lower Clarence acreage market
With quality 1-acre building blocks becoming increasingly difficult to secure throughout the Lower Clarence, opportunities like this are few and far between.
If you've been searching for the perfect balance of space, privacy and convenience, 4 Armstrong Road is ready for you to build the lifestyle you've always imagined.
To arrange your inspection or to find out more, contact the team at Raine & Horne Maclean | Yamba | Iluka today. We'd be delighted to help you secure this exceptional acreage opportunity.
Listing description written by Glen Charman, Raine & Horne Maclean | Yamba | Ilkua — reproduced as published, not verified by Districts.