Moama at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Moama › Brolga Ave
$1,165,000–$1,195,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
750 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
$1,165,000–$1,195,000
Asking range · $1,553/m² of land
No recorded sale for this property.
Moama at a glance
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Median sale
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Median rent
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Suburb gross yield
Based on the low end of the asking range, not a contract price.
$50,704 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.
0 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
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
Moama at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Century 21 Rich River Real Estate - EchucaThis ultra impressive, architecturally designed residence sets a benchmark for refined family living. Custom-built by the highly regarded Hartley Building Co., this is a home where quality craftsmanship, thoughtful design and effortless lifestyle come together in perfect harmony.
Set within the ever-popular Dungala Estate, the home offers a flexible and spacious floor plan comprising four generous bedrooms, or three plus a dedicated study, two expansive living zones, a main bathroom, en-suite and separate powder room — all finished to an exceptional standard.
The master suite is a peaceful retreat, beautifully appointed and complemented by a stylish en-suite, while the remaining bedrooms are well-sized and thoughtfully positioned to provide privacy and comfort for family or guests. High square-set ceilings, feature lighting and a cohesive palette of clean whites and soft blue-grey tones enhance the sense of space and calm throughout the home.
At the heart of the residence, the light-filled open-plan kitchen, dining and living area is truly captivating. A striking raked ceiling adds architectural flair, while the seamless flow and abundance of natural light create an inviting atmosphere for everyday living and entertaining. The kitchen is both elegant and functional, featuring stone benchtops, premium appliances and a well-appointed hostess pantry — a space designed to impress without sacrificing practicality.
Step outside from the main living area and discover a stunning undercover alfresco zone finished with electric retractable outdoor blinds, exposed aggregate concrete, raked ceiling, timber beams, TV point and natural gas connection. This refined outdoor space overlooks the sparkling in-ground, solar heated swimming pool, offering the perfect setting to relax, entertain or unwind during the warmer months. The fully fenced, easy-care backyard includes side access gates, leading to a huge undercover annex providing ample room for a caravan, trailer or additional storage, with drive through access to the rear yard.
Additional features include, ceiling fans in the bedrooms, ducted natural gas heating, with an additional wood fire in the main living area, ducted evaporative cooling, split system heating and cooling, a oversized double garage, and an in-ground sprinkler system — ensuring year-round comfort and ease of living. To assist with keeping the power bills to an minimum a massive 10kw solar panel system keeps things well under control and is a serious value addition. Perfectly positioned close to parkland, the much-loved Three Black Sheep Café, and scenic bike and walking paths, this location offers effortless access to all the lifestyle attractions that make Moama so desirable.
This is a rare opportunity to secure a beautifully finished, easy-care home in one of Moama's most sought-after and fast-growing estates. Immaculately presented and ready to enjoy, this exceptional property is sure to impress upon inspection.
To place an offer on this property, please follow the below link:
https://buy.realtair.com/properties/220788
Listing description written by Zane Lochhead, Century 21 Rich River Real Estate - Echuca — reproduced as published, not verified by Districts.