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.
NSW › Boambee › Ayrshire Park Dr
$780,000
Last sold
17 Apr 2020
3
Bedrooms
2
Bathrooms
4
Car spaces
4,094 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
$780,000
17 Apr 2020 · derived via latest_sale
Local land rate: recorded House sales in Boambee (last 5 years) with land size have a median of $205/m² of land (n=29). Districts calculation from recorded sales — not a valuation.
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
-40.0%
Median sale
Suburb $1,300,000
+1.41 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.
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.
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
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 Nolan PartnersStep into a world of charm and character as you enter this stunning mid century home. This 4 bedroom, 3 bathroom residence is a true sanctuary, offering a blend of elegance and modern living.
The oversized front door opens to a breathtaking interior, featuring stunning hardwood floors that flow seamlessly throughout the home. The widened hallway with its extra high ceilings and unique Japanese Shoji paper sliding doors, adds a touch of character and sophistication.
The heart of the home centres around the custom built kitchen is chic & elegant, created by features like blum soft close cabinetry in matte white with a shark-nose profile, this interspersed with retro teak veneer feature cupboards are striking against the black subway tile splashback. Equipped with an electric cooktop, oven and dishwasher housed by a 2m island this kitchen is perfect for culinary enthusiasts and entertaining guests. Deep drawers run the length of the kitchen behind the island and features the big picture window overlooking the swimming pool offering becomes the splashback.
All bedrooms are fitted with built in wardrobes and ceiling fans, ensuring comfort and convenience. The main bedroom includes a spacious walk in wardrobe and boasts an ensuite with double vanity offering a private retreat within the home.
The main bathroom provides a tranquil haven, with a glass backdrop showcasing lush greenery, a freestanding bath, walk in shower, floating vanity and apple green feature tiles that tie into the natural surroundings.
The main living, dining and kitchen area features dark walls, high raked ceilings, high windows and expansive glass walls offering stunning mountain and foliage views. This area seamlessly flows onto wrap around decks, perfect for entertaining or relaxing while enjoying the breathtaking scenery.
Outside, enjoy the inground saltwater pool and steps down through the garden to a large level lawn space, ideal for outdoor activities.
The property also includes a double carport, a shed, air conditioning, plantation shutters, a second living area and two large water tanks (120,000L and 40,000L) and solar power, ensuring practicality and convenience. A separate office at the front of the home provides an ideal work space. Additionally, the downstairs studio, with its own bathroom, living and bedroom area and its own second driveway, offers versatility and privacy for family or guests.
This home is more than just a residence; it's a lifestyle.
Listing description written by Kendall Devine, Nolan Partners — reproduced as published, not verified by Districts.
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