Clarence Town at a glance
2,350
People
$982,500
Median sale
$539/wk
Median rent
2.85%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
NSW › Clarence Town › Boatfalls Dr
$1,470,000
Last sold
5 Jan 2026
4
Bedrooms
2
Bathrooms
4
Car spaces
8,121 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
$1,470,000
5 Jan 2026 · derived via latest_sale
Local land rate: recorded Rural Property sales in Clarence Town (last 5 years) with land size have a median of $68/m² of land (n=22). Districts calculation from recorded sales — not a valuation.
Clarence Town at a glance
2,350
People
$982,500
Median sale
$539/wk
Median rent
2.85%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
Vs Clarence Town
+49.6%
Median sale
Suburb $982,500
-0.94 pp
Gross yield
Suburb 2.85%
Suburb median $982,500 from 28 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 $539/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
Clarence Town at a glance
2,350
People
$982,500
Median sale
$539/wk
Median rent
2.85%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Rural Lifestyle SydneyNow that you have found this gorgeous rural lifestyle property, the perfect place for your country escape can come true. Constructed in 2018 this beautiful family home is nestled on a low maintenance block of land and has all the modern comforts and luxuries you have been looking for.
Your kitchen is certainly the heart of the home, showcasing stone benchtops, stainless steel appliances, light filled dining and lounge area, through to a lovely outdoor BBQ and entertaining area. The practical layout is a major plus for growing families with a spacious lounge or dedicated theatre room and a luxury master bedroom with a huge ensuite and custom built walk in robe.
The shed is a key addition to this home. Suitable for accommodating caravans with its extra high entry, extra storage on the mezzanine area and a fully insulated specialised work room that could be made into a 1 bedroom studio. There is enough room in this home office to accommodate 6 work stations, where you can run your business from home.
Boatfalls Estate is situated approximately 10 mins inland from the Pacific Highway. Clarence Town boasts holiday favourites like Nelson Bay, Hawks Nest/Tea Gardens, Newcastle, the historic Morpeth and of course, the Hunter Valley, all less than an hour away. Newcastle Airport is a short 30 minute commute. Clarence Town centre is 5-minutes drive away and has all your necessities, including a post office, medical centre, IGA, bottle shop, hardware, pharmacy and ATM to grab any essentials. If shopping is your thing, a 35-minute drive will get you to Maitland and every major brand at your feet, including the new Stockland Mall, Greenhills.
If you have young children, Clarence Town primary school has an excellent reputation. Teens can commute to Dungog High or down to Maitland, where there are plenty of public and private schools to choose from. In terms of medical facilities, the formidable John Hunter Hospital, Maitland Private, plus the NSW Government's new $470 million Maitland Hospital are all within approximately 35 minutes.
This property ticks all the boxes for those looking to move straight into a gorgeous property to begin a stress-free life close to everything that the Hunter region has to offer.
Other features include:
* 4 bedroom, 2 bathroom, 2 car garage Simonds built home on approximately 2 acres
* Light filled open plan kitchen, living and dining room
* Island Caesar stone bench top with breakfast bar and huge walk in pantry area
* Separate theatre room
* Spacious master bedroom with floor to ceiling storage walk in wardrobe, and ensuite with double shower areas
* Guest room with walk in wardrobes and access to outdoor area
* All bedrooms with ceiling fans and built in cupboards
* Spacious outdoor undercover entertaining area with views
* Wall and ceiling insulation, ducted air conditioning and fireplace
* 6.6 kw solar system, gas instantaneous hot water system and gas cooking
* 110,000 litre water tank
* Fixed wireless broadband NBN
* 14m x 10m x 4m high shed and workshop for caravans, boats and extra storage
* Spacious in-built home office in the shed
Don't delay your inspection. Please call Scott Hunter on 0448 870 068 today.
Disclaimer: We have in preparing this document used our best endeavours to ensure the information contained is true and accurate, but accept no responsibility and disclaim all liability in respect to any errors, omissions, inaccuracies or misstatements contained. Interested parties should make their own enquiries to verify the information contained in this document.
Listing description written by Scott Hunter, Ray White Rural Lifestyle Sydney — reproduced as published, not verified by Districts.