Ulladulla at a glance
7,638
People
$913,500
Median sale
$559/wk
Median rent
3.18%
Suburb gross yield
Median sale from 86 recorded sales (last 12 months) — a Districts calculation.
$520,000
For sale
Asking
3
Bedrooms
2
Bathrooms
2
Car spaces
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
$520,000
Asking
No recorded sale for this property.
Ulladulla at a glance
7,638
People
$913,500
Median sale
$559/wk
Median rent
3.18%
Suburb gross yield
Median sale from 86 recorded sales (last 12 months) — a Districts calculation.
Vs Ulladulla
-43.1%
Median sale
Suburb $913,500
+2.41 pp
Gross yield
Suburb 3.18%
Suburb median $913,500 from 86 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$21,679 on top of the price (4.2% 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 Ulladulla'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 $559/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 5.6%. 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
Ulladulla at a glance
7,638
People
$913,500
Median sale
$559/wk
Median rent
3.18%
Suburb gross yield
Median sale from 86 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Minus The AgentWhen calling, please use enquiry code 123802
Welcome to House 61, Seabreeze Village, a beautifully positioned three-bedroom home offering a rare combination of privacy, space, natural light and peaceful green surroundings.
Occupying an elevated corner position, this home is quite different from many others within the Village. Surrounded by an established and beautifully maintained garden, it enjoys a lovely sense of seclusion with lush paddock and leafy tree views creating a peaceful backdrop. The elevated position also brings an abundance of natural light and gives the home a wonderful outlook across the surrounding greenery.
Inside, the home is surprisingly spacious, with three generously sized bedrooms, all large enough to comfortably accommodate a queen bed. Each bedroom features a built-in robe, making this an ideal home for those looking to downsize without having to compromise on bedroom space.
The high ceilings throughout add to the feeling of openness, while the generous living and dining areas provide plenty of room to relax and entertain. The kitchen forms a practical part of the main living space, creating an easy and comfortable layout for everyday living.
The master bedroom features its own ensuite, while a separate main bathroom is conveniently located off the hallway. There is also a separate toilet off the laundry, providing excellent practicality for both residents and guests.
One of the home's most appealing features is its outdoor setting. The elevated corner position, established gardens and surrounding greenery create a peaceful environment that feels private and removed from the everyday. The outdoor areas provide plenty of opportunity to sit back, enjoy the garden and take in the changing seasons.
There is also a generous carport and useful outdoor storage, adding to the home's practicality and making day-to-day living easy.
A welcoming community
Seabreeze Village is a family-owned, well-established land-lease community for over-55s, offering independent living in a friendly and welcoming environment.
With just 78 homes, the Village has an intimate community atmosphere where residents can enjoy their own independence while also having the opportunity to meet neighbours, make new friends and participate in a range of activities.
Residents have access to a swimming pool, community hall, library, established garden areas and BBQ area, with the community regularly offering activities and social events including arts and crafts, painting, darts, table tennis, boules, walking groups, movie nights, shopping trips, outings and more. You can participate as much or as little as you like.
Importantly, Seabreeze Village is an independent living community, not a retirement village, making it an appealing choice for over-55s who want to remain independent while enjoying the benefits of a friendly community environment.
The benefits of land-lease living
At Seabreeze Village, you own your home and lease the land on which it sits. The current site fee is $178 per week, which provides access to the Village and its shared facilities.
There are some significant financial advantages to this style of living. There is no stamp duty payable on the purchase of the home, and there are no entry or exit fees. Seabreeze Village also advises that there are no body corporate fees and that homeowners retain their capital gains rather than sharing them with the Village.
For eligible pension recipients, rental assistance may also be available towards the weekly site fee, subject to individual eligibility and Centrelink requirements. Prospective purchasers should confirm their individual circumstances directly with Centrelink or their financial adviser.
The land-lease model means you can own your home while enjoying the lifestyle and facilities of the Village without purchasing the underlying land. NSW legislation also provides statutory protections for homeowners in residential land-lease communities.
A home that really stands apart
House 61 is particularly appealing for those who value privacy, garden surrounds, generous bedrooms and a peaceful outlook. Its elevated corner position gives it a sense of space and individuality that is difficult to replicate.
Add in the three large bedrooms, ensuite, high ceilings, generous living areas, established garden and welcoming community, and this is a home that offers much more than simply downsizing - it offers an enjoyable and relaxed coastal lifestyle in one of Ulladulla's established over-55s communities.
Seabreeze Village is conveniently located approximately 1km from the centre of Ulladulla, with Mollymook Beach and the golf course close by. The surrounding Ulladulla, Mollymook and Milton area offers beautiful beaches, bushwalking, golf, bowls, cafes, restaurants and a wide range of coastal and country activities.
House 61 is a home with a truly special position, beautiful surroundings and plenty of room to enjoy the next chapter.
Call to arrange a viewing
When calling, please use enquiry code 123802
Listing description written by Minus The Agent Sales, Minus The Agent — reproduced as published, not verified by Districts.