Boambee at a glance
1,794
People
$1,300,000
Median sale
$528/wk
Median rent
2.11%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
$1,560,000–$1,600,000
For sale
Asking range
7
Bedrooms
3
Bathrooms
5
Car spaces
20,230 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
$1,560,000–$1,600,000
Asking range · $77/m² of land
No recorded sale for this property.
Boambee at a glance
1,794
People
$1,300,000
Median sale
$528/wk
Median rent
2.11%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
Vs Boambee
+20.0%
Median sale
Suburb $1,300,000
-0.35 pp
Gross yield
Suburb 2.11%
Suburb median $1,300,000 from 13 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.
$71,679 on top of the price (4.6% 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 Boambee'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 $528/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 1.8%. 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
UnknownArea
Boambee at a glance
1,794
People
$1,300,000
Median sale
$528/wk
Median rent
2.11%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by The EdgeImagine waking up to the serenity of a private, manageable five-acre retreat, where the gentle sounds of nature and the pets greet you each morning. Just minutes from some of the best beaches on the Coffs Coast, as well as major shopping, schools, the hospital, and all essential amenities, this stunning property offers the perfect blend of rural charm and coastal convenience.
As you make your way down the long, inviting driveway, you'll know you're about to experience something truly special. This slightly undulating block is ideal for hobby farmers or horse enthusiasts, with mostly cleared land providing ample space for grazing or light agricultural pursuits.
The property boasts multiple living options, making it an exceptional choice for extended families or those seeking additional rental income. The main residence is set across two levels, with spacious living areas downstairs and four generously sized bedrooms upstairs, each with built-in wardrobes. The two ultra-modern bathrooms are, perfect for unwinding after a long day.
With both formal lounge and casual family room living spaces, this home offers versatility for families of all sizes. A multipurpose room provides the opportunity to create an additional bedroom, a home theatre, a rumpus room, or even extra garaging-whatever suits your lifestyle best. The newly renovated kitchen is a chef's delight, featuring gas cooking, a dishwasher, and a unique bi-fold window with a servery to the outdoor area. Both levels of the home are air-conditioned, ensuring year-round comfort.
Step outside, and you'll find an expansive covered entertaining area, ideal for hosting guests while taking in the breath-taking hinterland views.
Separated by a double-sized garage, the additional accommodation is entirely self-contained with its own metered power. This second dwelling features 3 good-sized bedrooms, a small study, a lounge area, and an open-plan kitchen and dining space. A separate bathroom, laundry, single carport, and covered entertaining area complete this impressive second home, making it perfect for extended family, guests, or rental income.
Additional property features include:
*Gas hot water
*Multiple rainwater tanks
*Two septic systems
*Two dams plus access to a larger shared dam
*Bore water supply
*A large equipment shed with an attached carport
*A dedicated playground with a sandpit for the kids
*Secure enclosures for chickens and geese
Once you arrive, you'll feel as though you've stepped into your own private haven-far removed from the hustle and bustle, yet still so close to everything you need. Whether you're looking for a rural lifestyle with modern conveniences, a home with income potential, or the perfect space for an extended family, this property offers it all.
Interest in this unique offering is expected to be high. Contact us today to arrange a private viewing or to find out about upcoming open home inspections.
Rates: $2,670pa (approx.) - Land size: 2.023 Ha (5 acres) (approx.)
Rental Return Forecast: House: $850 - $880 per week. Granny Flat: $650 - $680 per week. Whole Property: $1250 - $1350 per week.
Listing description written by David Baird, The Edge — reproduced as published, not verified by Districts.
NSW 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.