Karuah at a glance
2,583
People
$705,000
Median sale
$525/wk
Median rent
3.87%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
$2,500,000
Last sold
29 Jan 2026
5
Bedrooms
3
Bathrooms
8
Car spaces
141,639.975 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
$2,500,000
29 Jan 2026 · derived via latest_sale
Karuah at a glance
2,583
People
$705,000
Median sale
$525/wk
Median rent
3.87%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Vs Karuah
+254.6%
Median sale
Suburb $705,000
-2.78 pp
Gross yield
Suburb 3.87%
Suburb median $705,000 from 17 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 $525/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.
Nearby
Area
Karuah at a glance
2,583
People
$705,000
Median sale
$525/wk
Median rent
3.87%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Harcourts Hunter ValleyPerched high above the glistening waterways of Port Stephens, this extraordinary 35-acre private coastal estate offers a rare blend of seclusion and lifestyle. Set on the Karuah Coast with breathtaking panoramic views across the Karuah River and stretching out across Swan, Back, Wirrung and Correebah Islands, this is a true fisherman's paradise and a nature lover's dream escape.
Privately located at the end of a tarred road that winds its way up to the custom-built brick residence, constructed in 1995, which is designed to embrace the landscape and the sweeping water views from almost every room. Whether you're searching for your forever home, a multigenerational sanctuary, or the ultimate holiday getaway, this grand estate delivers space, serenity, and style in equal measure.
Behind the electric gates, you're greeted with ample parking and a sense of arrival befitting a property of this calibre. The expansive floorplan features open plan living, dining and family areas that flow effortlessly off the central kitchen - finished with elegant 20mm stone benchtops, a generous island, a 900mm electric cooktop and oven, dishwasher, and double sink - perfect for entertaining or catering to the whole family. High ceilings, tiled living areas, and carpet in the formal lounge and bedrooms add both comfort and character, while sliding and French doors throughout enhance the indoor-outdoor living experience.
The formal lounge is a true showpiece, complete with a gas fireplace and a picture-perfect bay window framing unobstructed views of the water - a space designed for slow mornings, relaxed evenings, and unforgettable moments. Open the windows and enjoy the natural breeze rolling in from the coast keeping the house cool in the warmer months.
The home is cleverly divided into distinct living zones, including a self-contained wing ideal for guests, parents, or independent teenagers. This private section includes its own bedroom, bathroom, kitchenette, living area, and a charming pot belly fireplace for those cosy winter nights. An additional fifth bedroom or home office caters to remote workers, supported by NBN connectivity. The master bedroom has amazing views, is generous in size, and features built in robes and a spacious ensuite with shower, double vanity and toilet. The remaining bedrooms are all generous in size with built in robes and ceiling fans
Step outside and you'll find wraparound verandahs perfect for sipping morning coffee or enjoying a glass of wine at sunset while soaking in your spa. Landscaped rock and flower gardens create a tranquil environment around the home, while the in-ground salt-chlorinated pool provides endless summer fun for the kids.
Practicality meets comfort with a separate laundry, plenty of storage, a septic system with transpiration area, town water connected with a pressure system installed for perfect pressure to the house, and additional water tanks for gardens and topping up the pool.
For those with hobbies, tools, or toys, the property boasts great infrastructure: a double garage with internal access, an additional detached double garage with workshop & electric doors, a 3-bay Colorbond shed with one remote-controlled door, and a carport ideal for parking a caravan or boat.
Beyond the manicured house yard, the land stretches out in a blend of cleared and timbered areas, ideal for grazing a few cattle, riding motorbikes, or keeping horses. There's a dam for stock use, cleared roadside frontage, a tar driveway, and existing cattle yards - a rare combination for those who dream of rural living without compromising on access or views.
Best of all, this grand estate offers peace, privacy, and proximity to untouched natural beauty. Spend your weekends boating on the Karuah River or the Tasman Sea, fishing with the kids, or swimming in the pristine local waters - all without the crowds. Here, you'll experience a lifestyle that's rich in nature, free from hustle, and ready to welcome your next chapter.
Located a few minutes' drive to the local shops & schooling, 28 minutes to Newcastle Airport, and 18 minutes to Coles or Woolworths in Medowie or Raymond Tetrrace's Shopping Precinct. The property is 23 minutes to Hawkes Nests' beautiful beaches, 50 minutes to Newcastle & under 2.5 hours to Sydney
* This information, including but not limited to photographs (which may show boundaries), copywriting, floorplans, and site plans, has been prepared solely for the purpose of marketing this property. While all care has been taken to ensure accuracy, we do not accept any responsibility for errors, omissions, or inaccuracies. We strongly recommend that all interested parties make their own enquiries and seek independent advice, including speaking with their conveyancer regarding boundaries and, where appropriate, obtaining a surveyor's report, to verify the information provided.*
Listing description written by Lisa Coburn, Harcourts Hunter Valley — reproduced as published, not verified by Districts.