Boyanup at a glance
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Median sale
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Median rent
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Suburb gross yield
WA › Boyanup › Joshua Creek Rd
$2,000,000
For sale
Asking
4
Bedrooms
3
Bathrooms
2
Car spaces
323,788.982 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
$2,000,000
Asking · $6/m² of land
No recorded sale for this property.
Boyanup at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$98,041 on top of the price (4.9% 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: Western Australia 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
WAWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 323,789 m² — that is not official geometry. 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.” Nearby development applications are not loaded for this property.
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. Nearby development applications are not loaded for this property. 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. Net yield / holding costs are not estimated outside NSW without inventing land tax.
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
UnknownWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 323,789 m² — that is not official geometry.
Nearby development pipeline
UnknownNearby development applications are not loaded for this property.
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
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Boyanup at a glance
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Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Elders Real Estate South West BunburyLooking for a tree change?
I'm talking about the type where you can't see your neighbours, and you can't hear a thing, except the birdlife singing… Your very own private bush retreat.
Add to that a quirky timber-built home that is equivalent to the TARDIS as it opens to offer space after space with light-filled rooms, and an absolutely stunning view from every single window.
58 Joshua Creek Road, Boyanup, your very own private bush retreat nestled on 80 acres of natural trees. With approximately 14 acres of cleared land where you'll find three paddocks, currently holding agisted horses, grazing peacefully, then a holding pen with stables.
"Light Lands" needs to be viewed to be appreciated, down the gravel drive. Its humble appearance from the outside does not do it justice.
Walking inside, your eyes are drawn straight to the open-plan living area at the rear, where the wall of glass windows invites your eyes to flow over the treetops and into the distance. Then, as you let your gaze wander, your eyes are drawn to the tall, raked ceilings, made so much taller by the second story.
Upstairs, you'll find the two Queen-size bedrooms, with robes and easy access to the master bathroom. At the end of the balcony hall, another space, currently a fabulous reading nook, but big enough to be made into another bedroom or living area. And again, while sitting up here, the fabulous view through the timber balustrading to the downstairs living area, and those stunning views in the distance.
Downstairs, the spacious master bedroom with an ensuite is a fabulous space to be enjoyed.
On the northern side of the living area, step outside to adapt to the viewing area overlooking the block resting alongside the double garage. But take a walk further around to the rear, where you'll find what appears to be a garden shed built in under the home, but walk through another doorway, and you'll be pleasantly surprised by the current art studio, which is just begging to be turned into a granny flat with toilet and shower recess all just waiting for an update to be used at its full potential.
Go for a wander down the pathway, the enormous lake, I would've called a dam, lies at the bottom of the hill. Off to the right, you can see the green grass of the open areas in the distance.
If you're after something a little bit different and an investment in your future, then take a drive to this week home open and discover the possibilities.
Contact Exclusive Agent and Auctioneer Roslyn Ierace today on 0407 529 398.
• Timber-built home
• 80.01 acres, approximately 14 acres cleared
• Four-bedroom, three-bathroom
• Potential 5th bedroom/granny downstairs under the home
• Zoned rural
• Three paddocks
• Holding pen plus stables
• Two approximately 20,000-gallon* water tanks
• Fire system with generator and rooftop sprinklers
• Recently graded access road
Shire rates $2,443.48*
This property is for sale by Openn Negotiation (Online auction with flexible conditions)
The auction has commenced, and the property could sell as early as tomorrow.
Contact Exclusive Agent Roslyn Ierace immediately to become qualified or you could miss out!
(The sellers reserve the right to sell prior) Register to watch the auction at openn.com.au
Buyers Note: All measurements/dollar amounts are approximate only and generally marked with an * (Asterix) for reference. Boundaries marked on images are a guideline and are for visual purposes only. Buyers should complete their own due diligence, including a visual inspection before entering into an offer and should not rely on the photos or text in this advertising in making a purchasing decision.
Listing description written by Roslyn Ierace, Elders Real Estate South West Bunbury — reproduced as published, not verified by Districts.
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