North Arm Cove at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › North Arm Cove › Cove Blvd
$1,350,000
For sale
Asking
4
Bedrooms
2
Bathrooms
1
Car spaces
2,529 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
$1,350,000
Asking · $534/m² of land
No recorded sale for this property.
North Arm Cove at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$60,129 on top of the price (4.5% 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.
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
North Arm Cove 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 exp Australia NSWExpressions of Interest
The owners are open to considering all genuine offers.
Absolute Waterfront Living with Private Boat Ramp & Dual Dwelling Potential on 2,529sqm
Positioned directly on the pristine waters of North Arm Cove with direct access into the spectacular Port Stephens waterway, this rare lifestyle property offers the opportunity to secure your own piece of waterfront paradise. Set on a generous 2,529sqm gently sloping block, the home enjoys beautiful water views and immediate boating access from your own backyard.
One of the standout features of this property is the private boat ramp located directly on the waterfront, allowing you to launch the boat from home and be exploring the stunning waterways of Port Stephens within minutes. Whether it's early morning fishing, sunset cruises, kayaking along the calm waters of the cove, or simply watching the tide roll in from your backyard, this is a property where unforgettable waterfront memories are made.
Imagine spending weekends on the water with family and friends, launching the boat before breakfast, fishing from your own backyard, or enjoying peaceful afternoons overlooking the cove as the sun sets across the water. Opportunities like this are incredibly rare and offer a lifestyle many people only dream about.
The home itself provides a flexible layout with three bedrooms upstairs and an additional bedroom downstairs that is perfect for a teenage retreat, guest accommodation or separate living space. The downstairs area also features its own shower and toilet, giving it great versatility.
Upstairs offers a comfortable living room, large kitchen and sunroom designed to capture the beautiful waterfront outlook across the tranquil waters of North Arm Cove with boating access into the stunning Port Stephens waterways.
The expansive block provides outstanding future potential. Subject to council approval, buyers may explore the opportunity to add a second dwelling or granny flat, making this ideal for extended family living, guest accommodation or additional income. There is also scope to extend the existing home to further maximise the waterfront position or even construct a boat shed to complement the incredible boating lifestyle on offer.
Additional infrastructure already completed on the property adds further value, including underground three-phase electrical cabling ready for connection, drainage and water run to the top of the block.
Additional features include:
- Absolute waterfront position on the tranquil waters of North Arm Cove with boating access to the pristine Port Stephens waterways
- Private boat ramp providing direct water access from your own backyard
- Opportunity to enjoy boating, fishing, kayaking and exploring the spectacular Port Stephens harbour system
- Located within one of NSW's most renowned coastal waterways known for its excellent water quality and marine life
- Direct boating access into Port Stephens, one of Australia's largest natural harbours
- Located within the Port Stephens–Great Lakes Marine Park, home to diverse marine life
- Opportunity to spot the region's famous resident bottlenose dolphins that inhabit the harbour year-round
- Calm protected waters ideal for boating, paddleboarding, kayaking and waterfront relaxation
- Large 2,529sqm gently sloping waterfront block
- Potential for a second dwelling or granny flat (STCA)
- Opportunity to extend the existing home or construct a boat shed (STCA)
- Four bedroom layout (three upstairs and one downstairs)
- Downstairs bedroom with its own shower and toilet, ideal for guests or teenagers
- Spacious living room and sunroom capturing the water views
- Large kitchen with plenty of storage and workspace
- Garage with space for boat storage
- Driveway access down to the waterfront and boat ramp
- Road base driveway under grass allowing all-weather access
- Underground three-phase electrical cable run to meter box ready for connection
- Drainage and water services already extended to the top of the block
- Privacy hedging planted instead of fencing to maintain the natural setting
Why you'll love where you live:
- Located in the peaceful waterfront village of North Arm Cove
- Direct boating access to the world-class waterways of Port Stephens
- Just 15 minutes to Tea Gardens and Hawks Nest for shops, cafes and beaches
- Approximately 45 minutes to Newcastle Airport and city amenities
Waterfront properties with this much space, direct boating access and future potential are incredibly rare. Whether you're searching for a peaceful coastal escape, a boating enthusiast's dream property, or a home with future lifestyle and development potential, 50 Cove Boulevard offers an opportunity that truly stands apart.
Opportunities like this don't come along often — Contact David Cowan on 0422 707 333 today to arrange your inspection.
Listing description written by David Cowan, exp Australia NSW — reproduced as published, not verified by Districts.
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