Gloucester at a glance
3,155
People
$637,500
Median sale
$450/wk
Median rent
3.67%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
NSW › Gloucester › Irrawang Rd
$1,200,000
For sale
Asking
5
Bedrooms
3
Bathrooms
3
Car spaces
11,450 m²
Land
Districts View
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
$1,200,000
Asking · $105/m² of land
No recorded sale for this property.
Gloucester at a glance
3,155
People
$637,500
Median sale
$450/wk
Median rent
3.67%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
Vs Gloucester
+88.2%
Median sale
Suburb $637,500
-1.72 pp
Gross yield
Suburb 3.67%
Suburb median $637,500 from 60 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$52,279 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.
Pre-filled with Gloucester's advertised median rent — not a rent for this listing.
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 is recorded. Suburb median rent $450/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.
Gross yield if leased at the suburb aggregate is 2.0%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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
UnknownArea
Gloucester at a glance
3,155
People
$637,500
Median sale
$450/wk
Median rent
3.67%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Elders Real Estate GloucesterPositioned in a highly sought-after location just minutes from the centre of Gloucester, 54 Irrawang Road offers the perfect blend of space, comfort and lifestyle on a beautifully maintained 1.145 hectare parcel (2.8 acres).
Built in 1993, this solid brick residence with iron roof has been thoughtfully designed for relaxed family living. Inside, you'll find ducted air-conditioning, ceiling fans throughout and multiple living zones to suit growing families. The well-appointed kitchen features a walk-in pantry, electric cooktop, wall oven and dishwasher, flowing effortlessly to both formal and informal dining and living areas. A cosy woodfire warms the family room, while a separate rumpus room provides flexibility for entertaining or recreation.
The home comprises four generous bedrooms, including a spacious master suite with walk-in robe and ensuite. Bedrooms two and three offer built-in or walk-in robes, while the fourth bedroom includes a built-in desk, ideal for a home office or study. The main bathroom includes a shower, bath and vanity with separate WC, complemented by a large laundry with ample storage and a dedicated sewing or study nook.
Adding exceptional versatility is the self-contained granny flat (built 2015), ideal for extended family, guests or potential additional income. It features open-plan living, gas cooking, a bedroom with built-in robe, plantation shutters, reverse-cycle air-conditioning, combined ensuite/laundry and its own 5,000L water tank.
Outdoors, the property truly shines. Established gardens, mature shade trees, raised vegetable beds, a chook pen and potting shed create a productive and picturesque setting. Enjoy entertaining in the outdoor BBQ area and spa, with excellent vehicle access via a bitumen driveway, high-clearance carport and additional storage infrastructure.
Further highlights include a 3.5kW solar system, enviro-cycle septic system, excellent 4G internet and 4G and 5G phone coverage and sweeping views towards the stunning Mograni Mountains and The Bucketts.
This is more than just a home - it's a lifestyle opportunity in one of Gloucester's most desirable areas. Please note this property is currently being subdivided and is subject to final registration.
For further details or to arrange an inspection, contact Nikki Randall 0431 378 269 or John Booth 0417 230 236 at Elders Real Estate Gloucester.
Disclaimer: We have obtained all information herein from sources we believe to be reliable; however, we cannot guarantee its accuracy. Prospective purchasers are advised to carry out their own investigations.
Listing description written by Nikki Randall, Elders Real Estate Gloucester — reproduced as published, not verified by Districts.
NSW 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.