Inverell at a glance
12,394
People
$518,250
Median sale
$390/wk
Median rent
3.91%
Suburb gross yield
Median sale from 172 recorded sales (last 12 months) — a Districts calculation.
NSW › Inverell › Dry Creek Rd
$5,295,000
For sale
Asking
10
Bedrooms
3
Bathrooms
16
Car spaces
13,382,954.189 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
Asking
$5,295,000
Asking · $0/m² of land
No recorded sale for this property.
Inverell at a glance
12,394
People
$518,250
Median sale
$390/wk
Median rent
3.91%
Suburb gross yield
Median sale from 172 recorded sales (last 12 months) — a Districts calculation.
Vs Inverell
+921.7%
Median sale
Suburb $518,250
-3.53 pp
Gross yield
Suburb 3.91%
Suburb median $518,250 from 172 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$300,714 on top of the price (5.7% 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.
Pre-filled with Inverell'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 $390/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 0.4%. 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
Inverell at a glance
12,394
People
$518,250
Median sale
$390/wk
Median rent
3.91%
Suburb gross yield
Median sale from 172 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Rural InverellRon Berkley and the Team at Ray White at Inverell are proud to present "Bimbadeen" and "Spring Valley" located 20kms From Bundarra, 64kms From Inverell, 100kms from Armidale. , a combined area of 3306.83 acres (1,338.23 ha) of fertile Basalt, Loam, Traprock and Granite soils. The property is fenced into 38 Paddocks with approximately 1000 acres suitable for cropping, of which 500 acres are arable flats. Excellent water security by two submersible bores, reticulated troughs, 39 dams, 6 springs and double creek frontage. Cattle/Sheep infrastructure includes two sets of steel and one set of timber cattle yards with vet crush-calf cradles and one set of steel sheep yards with handling facilities.
"Bimbadeen" consists of 2,195.33 acres (888.42 ha), Two residences, the main being a 4-bedroom home with an ensuite, large living areas, A/C, fireplace and a sweeping verandah with views. The second home is a comfortable 3-bedroom cottage. Water is supplied by two electric submersible bores, reticulated troughs, 27 Dams, 6 springs, double creek frontage & a well. Fenced into 21 main paddocks. Two sets of steel cattle yards with loading races, vet crushes & calf cradles and one set of steel sheep yards with handling facilities. 3 separate sheds including shearing shed, workshop & car garage. Hay skillion and a small set of silos for grain storage.
"Spring Valley" consists of 1111.50 Acres (449.81 ha), the residence is a 3-bedroom home with large living areas and a large covered patio. Water is supplied by 12 Dams, reticulated troughs and Double Creek frontage. Machinery shed, two silos and functional timber/steel cattle-sheep yards. Very well fenced into 12 paddocks with established shade trees. Arable areas suitable for rotational fodder production.
Ideal cattle and sheep mixed grazing operation. Easily improved with fodder production and further fertiliser applications. Timbered with Apple box, White box, Iron Bark, Kurrajongs, Fig trees & Poplar trees. A reliable breeder operation with scope for further improvement. Annual rainfall of 800mm per annum. Owner estimates a carrying capacity of 450 breeders or sheep equivalent. The vendors would consider selling the property as two separate holdings.
For more information contact Ron Berkley on 0417 612 660 or the Ray White Inverell team on 02 6722 3000
Listing description written by Ron Berkley, Ray White Rural Inverell — reproduced as published, not verified by Districts.
Also look at