Horningsea Park at a glance
3,834
People
$1,380,500
Median sale
$780/wk
Median rent
2.94%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
NSW › Horningsea Park › Bulmann Ave
$1,600,000–$1,700,000
For sale
Asking range
5
Bedrooms
4
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
$1,600,000–$1,700,000
Asking range
No recorded sale for this property.
Horningsea Park at a glance
3,834
People
$1,380,500
Median sale
$780/wk
Median rent
2.94%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
Vs Horningsea Park
+15.9%
Median sale
Suburb $1,380,500
-0.40 pp
Gross yield
Suburb 2.94%
Suburb median $1,380,500 from 12 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.
$73,879 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.
Pre-filled with Horningsea Park'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 $780/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 2.5%. 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
Horningsea Park at a glance
3,834
People
$1,380,500
Median sale
$780/wk
Median rent
2.94%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Multi Dynamic IngleburnPrakash Paudel from Multi Dynamic Ingleburn is proud to present 65 Bulman Avenue, Horningsea Park-an exceptional brand-new residence built by Zafcons Building & Construction. Showcasing striking architectural design, luxurious marble finishes and outstanding family functionality, this sophisticated home is ready for you to move straight in.
Set on approximately 310sqm, the residence offers five spacious bedrooms, four beautifully appointed bathrooms, multiple living areas and a double lock-up garage.
A grand modern façade, wide entrance door and impressive void welcome you inside, complemented by a beautifully curved staircase, designer skylights and statement chandeliers. Expansive 600mm x 1200mm tiled flooring enhances the luxurious feel of the ground floor, while quality timber-look laminate flooring creates warmth upstairs.
At the heart of the home is a premium designer kitchen featuring 40mm marble benchtops, quality Bosch appliances, abundant cabinetry and an impressive island bench. A separate butler's kitchen and walk-in pantry provide additional preparation and storage space, making this home perfect for everyday family living and large-scale entertaining.
The light-filled open-plan living and dining area flows seamlessly to the extended covered alfresco, complete with an outdoor gas cooktop and kitchen facilities-ideal for year-round entertaining. An in-built gas fireplace adds comfort and sophistication to the main living space.
Perfect for guests or extended family, the ground floor includes a generous bedroom with its own ensuite and built-in wardrobe. Upstairs, the luxurious master suite features a custom-designed built-in wardrobe, a private full bathroom and an adjoining retreat that can be used as a home office, leisure room or private sitting area.
A spacious upstairs rumpus opens onto a large balcony, providing another relaxing space for the whole family. All four bathrooms are finished to an exceptional standard, featuring premium marble vanities, contemporary fixtures and a luxurious freestanding bathtub.
Property highlights:
• Five spacious bedrooms and four luxurious bathrooms
• Downstairs guest bedroom with ensuite and built-in wardrobe
• Grand master suite with custom luxury wardrobe, private bathroom and adjoining retreat
• Designer kitchen with 40mm marble benchtops and Bosch appliances
• Separate butler's kitchen and walk-in pantry
• Open-plan living and dining with an in-built gas fireplace
• Upstairs rumpus opening onto a spacious balcony
• Extended alfresco with outdoor gas cooktop and kitchen
• Impressive void, curved staircase and designer skylights
• Statement chandeliers throughout
• Premium marble vanities and benchtops
• Separate laundry with custom built-in cabinetry
• Ducted air conditioning
• Large-format tiled flooring downstairs
• Timber-look laminate flooring upstairs
• Fully tiled double lock-up garage
• Fully rendered modern exterior
• Approximately 310sqm block
• Brand-new and ready to move into
Blending contemporary architecture, premium craftsmanship and exceptional inclusions, this ultra-luxury family residence delivers an outstanding lifestyle in the sought-after community of Horningsea Park.
For more information or to arrange your private inspection, contact Prakash Paudel on 0450 706 707 today.
Disclaimer: Some spaces in this advertisement have been virtually staged for visual representation purposes. All information contained herein is gathered from sources we believe to be reliable; however, Multi Dynamic Ingleburn cannot guarantee its accuracy and accepts no responsibility for any errors or omissions. Interested parties are advised to conduct their own investigations and rely on their own enquiries.
Listing description written by Prakash Paudel, Multi Dynamic Ingleburn — reproduced as published, not verified by Districts.
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