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 › Brooms Head Rd
$870,000
Last sold
3 Aug 2026
3
Bedrooms
1
Bathrooms
2
Car spaces
12,100 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
$870,000
3 Aug 2026 · derived via latest_sale
Local land rate: recorded House sales in Gulmarrad (last 5 years) with land size have a median of $200/m² of land (n=20). 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
+0.3%
Median sale
Suburb $867,500
-0.01 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.
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 | IlkuaWelcome to 418 Brooms Head Road, a tranquil retreat nestled in the heart of Gulmarrad. This charming three-bedroom home, framed by lush greenery, evokes the serenity and magic of the Byron Bay hinterland-without the hefty price tag!
The property is a picturesque oasis with vibrant green surroundings, exuding charm and tranquillity. As you enter, you're greeted by high ceilings adorned with timber beams, creating an expansive, airy atmosphere. The home's treehouse-like feel, enhanced by natural timber accents, offers a cosy charm that invites you to relax and unwind. If you value space, you'll be impressed by your very own three acres of paradise. Stroll through the low-maintenance tropical gardens and discover a secret pathway leading to a private fire pit and picnic area-perfect for evening gatherings under the stars.
Inside, timber floorboards run throughout the home, enhancing the natural feel. The bright, open-plan living and dining area offers ample space for entertaining or unwinding. Air conditioning keeps things cool on warmer days, and there is also a separate air-conditioned and carpeted lounge room for your personal enjoyment. The sleek and colourful kitchen with a timber benchtop takes centre stage, making it a dream for food lovers who enjoy cooking while staying connected to family and guests, and the renovated bathroom adds a touch of contemporary luxury, ensuring every detail of this home is crafted for comfort. Step out onto the spacious deck and immerse yourself in nature.
This northwest-facing area captures the sun, creating a warm and inviting outdoor space. Whether hosting gatherings, enjoying a quiet morning coffee, or evening drink, the peaceful backdrop of wildlife and the occasional cluck from the chicken coop make this space ideal for creating lasting memories with loved ones.
Complete with a double carport for your vehicles or hobbies, here you have everything. Striking the perfect balance of privacy and convenience with stunning Brooms Head beaches just a 15-minute drive away and the Maclean town centre just a 10-minute drive, this location offers the best of both worlds, ensuring you're always within the essentials. Plus, with Gulmarrad being a growing suburb, you can enjoy the peace and space of acreage living at an affordable price.
Listing description written by Matt Jolly, Raine & Horne Maclean | Yamba | Ilkua — reproduced as published, not verified by Districts.