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.
$960,000
Last sold
25 Nov 2025
4
Bedrooms
2
Bathrooms
2
Car spaces
1,122 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
$960,000
25 Nov 2025 · derived via latest_sale
Local land rate: recorded House sales in Karuah (last 5 years) with land size have a median of $1,171/m² of land (n=43). Districts calculation from recorded sales — not a valuation.
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
+36.2%
Median sale
Suburb $705,000
-1.03 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.
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 Curtis & BlairBeautifully designed for relaxed, modern living, this 2020-built home sits on a generous 1,122sqm block in a quiet Karuah pocket just a short stroll from Longworth Park and the Karuah River. Inside, it feels bright, calm, and open, thanks to its prized north-facing backyard that fills the living and alfresco zones with natural light.
Two separate living areas, four bedrooms and two bathrooms ensure space for everyone, while the stylish kitchen takes centre stage. It’s sleek and practical with stone benchtops, walk-in pantry, and direct views to the tiled alfresco. Out here, entertaining is effortless, with a built-in BBQ, fridge, sink, and marble benchtop creating the perfect setup for summer afternoons beside the saltwater pool and surrounding deck. There’s even an outdoor shower for post-swim rinse-offs. Beyond the pool, the private backyard continues with raised veggie beds, a fire-pit area, and established greenery creating a tranquil garden backdrop, while solar power, and multiple split-system air conditioners add everyday practicality.
Karuah offers the best of both worlds with easy access to Port Stephens and the Great Lakes waterways, yet only 45 minutes from Newcastle and 2.5 hours from Sydney. It’s a close-knit community with all the essentials including shops, schools, and medical services, wrapped in peaceful bushland and river surrounds. A wonderful choice for retirees, families, or anyone ready to slow down and live well.
- Single level brick/Colorbond roofed home on 1122sqm block, prized north facing rear
- Stretch out in the lounge room or open plan family and dining, both with a/c
- Island kitchen, stone benches, 900mm gas cooktop, under bench oven, walk-in pantry, double dish-drawer
- Four robed bedrooms all with ceiling fans, main with a/c and ensuite
- Internal ducted a/c system to 3 bedrooms from media room
- Internally accessed double garage plus extra parking in driveway
- Above ground pool in decked surrounds, superb alfresco with built-in BBQ kitchen
- Double gate to side of property for access
- Fitted with solar panels for energy efficiency and reduced power bills
- 20 minutes to Medowie – 25 mins to Raymond Terrace for shopping and services
- Karuah Public School – 900m, zoned Hunter River High
- Easy access to Soldiers Point, Hawks Nest, Nelson Bay and Shoal Bay for water activities
Contact Emily O'Donnell from Curtis & Blair Real Estate on 0459 648 117 for further details.
**All information contained herein is gathered from sources we deem to be reliable. However, we cannot guarantee its accuracy and interested persons should rely on their own enquiries.**
Listing description written by Emily O'Donnell, Curtis & Blair — reproduced as published, not verified by Districts.