Howes Valley at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Howes Valley › Putty Rd
$1,490,000–$1,520,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
4
Car spaces
170,000 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
$1,490,000–$1,520,000
Asking range · $9/m² of land
No recorded sale for this property.
Howes Valley at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$67,829 on top of the price (4.6% 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.
Based on the low end of the asking range, not a contract price.
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
UnknownArea
Howes Valley 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 Cutcliffe PropertiesSet across approximately 42 breathtaking acres and bordered by the natural beauty of Yengo National Park, this extraordinary lifestyle property delivers a rare opportunity to secure the ultimate family retreat, principal residence, boutique vineyard or high-performing Airbnb escape.
Designed by award-winning Sydney-based South African architect Ian Poole, the warm and earthy residence is a striking example of Australian architecture, blending seamlessly into its surrounds with a dramatic arched roofline, steel frame construction and expansive glass throughout. Thoughtfully designed for comfort and efficiency, the home offers four spacious bedrooms, each capturing natural light and tranquil views through oversized windows or sliding doors. The master suite features an ensuite, electric blinds and a private deck, while the open-plan living and entertaining zone is centred around a double-sided fireplace and framed by peaceful native bush outlooks.
Approximately six acres of fully irrigated Chambourcin vines are currently established and have previously supplied sought-after grapes to Hunter Valley vineyards. A fully fenced olive plantation of around 280 Koreiki and Leccino trees offers exciting boutique production potential, while the established orchard provides apricots, pears, quince, apples, mulberries, lemons and sweet lemons. Beyond the productive plantings, there are additional arable acres ideal for grazing, hobby farming or simply enjoying the stunning elevated outlooks. Explore the natural bushland and creek frontage along Howes Valley Creek, home to abundant birdlife and native wildlife including lyrebirds, gang-gang cockatoos, wedge-tailed eagles, kangaroos, wombats and echidnas.
Predominantly solar powered with mains power connected at the front boundary, the property also offers exceptional water security with a 15 megalitre licensed bore, 100,000L water tank, three additional tanks, a dam and creek frontage. A cathedral-style shed and additional four-bay shed complete the impressive infrastructure.
Features: - Approx. 42 acres - Architect designed home by Ian Poole - 4 bedrooms - Double-sided fireplace - 6 acres irrigated Chambourcin vines - Approx. 280 olive trees - Established orchard - Solar power - 15ML licensed bore - 100,000L water tank - Creek frontage - Cathedral-style shed - Four-bay shed - Yengo National Park boundary - Abundant wildlife
Contact your friendly Cutcliffe agent today for more information or to arrange an inspection.
Listing description written by Nathan Vincin, Cutcliffe Properties — 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
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.