Horsley at a glance
9,476
People
$1,000,000
Median sale
$841/wk
Median rent
4.37%
Suburb gross yield
Median sale from 94 recorded sales (last 12 months) — a Districts calculation.
NSW › Horsley › Flemmings Cres
$995,000–$1,025,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
480 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
$995,000–$1,025,000
Asking range · $2,073/m² of land
No recorded sale for this property.
Horsley at a glance
9,476
People
$1,000,000
Median sale
$841/wk
Median rent
4.37%
Suburb gross yield
Median sale from 94 recorded sales (last 12 months) — a Districts calculation.
Vs Horsley
-0.5%
Median sale
Suburb $1,000,000
+0.03 pp
Gross yield
Suburb 4.37%
Suburb median $1,000,000 from 94 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$43,054 on top of the price (4.3% 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.
Pre-filled with Horsley'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 $841/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 4.4%. 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
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.
Area
Horsley at a glance
9,476
People
$1,000,000
Median sale
$841/wk
Median rent
4.37%
Suburb gross yield
Median sale from 94 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by @realtyExcellent value nestled in the heart of the family friendly community that is Brooks Reach Estate. This appealing four bedroom, two bathroom family home presents an outstanding opportunity for families seeking space, comfort, and a wonderful neighbourhood. Set on a practical 480 square metre block, this well appointed residence combines contemporary living with practical family features in one of Wollongong's most sought after growth suburbs.
The uniquely designed layout showcases four generous bedrooms, including a master suite that offers direct access to the back yard through a sliding glass door, providing plenty of ventilation and fresh air, plus walk-in-robe and ensuite with double shower. The two separate living areas offer flexibility for growing families, featuring a formal lounge and an additional living / media room perfect for family entertainment.
The heart of the home centres around a generous white kitchen with 3m ceilings, stone bench top, dishwasher & gas cook top, flowing seamlessly into the well lit dining space. Comfort is assured year round with reverse cycle air conditioning to the living area & master suite, plus ceiling fans throughout the home.
Outdoor living is a breeze with the covered alfresco area, perfect for hosting family gatherings or quiet relaxation. The fully fenced 480 square metre block provides secure space for children and pets to play safely, while the good size double garage offers convenient parking and storage solutions, with room for extra off street parking in the drive way.
Families will appreciate the proximity to community amenities including an easy stroll to the local parklands and bus stop. Shopping (a proposed new Woolworths will be within walking distance), schools, childcare, medical centre, dining and Dapto train station are also within an easy drive.
- Split level in design with high ceilings at the rear
- Four spacious bedrooms with built-in wardrobes
- Master bedroom with air conditioning, private ensuite & walk-in-robe
- Two good size separate living areas providing a space for the whole family
- Modern kitchen with dishwasher, gas cooking & plenty of cupboard space
- Reverse cycle air conditioning plus the bonus of ceiling fans throughout
- Double garage plus additional off street parking
- Friendly, established family neighbourhood
- Alfresco area with pizza oven
- Light & bright northerly aspect with a tranquil mountain outlook
- Close to local parklands & bus stop and a short drive to all ammenities
This impressive family home combines the elements discerning buyers seek: space, comfort and practical features, in the prime family suburb of Horsley. With its generous proportions, multiple living areas, and covered outdoor entertaining area, this property represents exceptional value in today's market. With endless growth possibilities to add your own finishing touches and make it your own. Finished with energy efficient solar power, this lovely residence has a lot to offer!
The Numbers:
Property Size: 247 sqm
Land Size: 480 sqm
Council Rates: $517.00 per quarter
Water Rates: $300.00 per quarter
Rental return: $850.00 per week (approx.)
Contact Monique Headington for further information - 0412 122 293
Disclaimer: While every effort has been made to ensure the accuracy of these particulars, no warranty is given by the vendor or the agent as to their accuracy. Interested parties should not rely on these particulars as representations of fact but must satisfy themselves by inspection or otherwise. Although high standards have been used in preparing this document, no legal responsibility can be accepted for any loss or damage resulting from the content or use of this information. Any photographs show only certain parts of the property as they appeared when taken. Areas, amounts, measurements, distances, and all other numerical information are approximate only. Note: Every care has been taken to verify the accuracy of the details in this advertisement; however, we cannot guarantee its correctness. Prospective purchasers are requested to take necessary action to satisfy themselves with any pertinent matters.
Listing description written by Monique Headington, @realty — reproduced as published, not verified by Districts.
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