Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
NSW › Berry › Kangaroo Valley Rd
3
Bedrooms
3
Bathrooms
2
Car spaces
4,807 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Berry (last 5 years) with land size have a median of $1,953/m² of land (n=38). Districts calculation from recorded sales — not a valuation.
Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
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 $936/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
Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by McGoldrick Estate AgentsNestled in the heart of the picturesque town of Berry, lies a sanctuary of modern elegance and natural beauty. This stunning country contemporary home, boasting 3 bedrooms and built in 2022, stands as a testament to exquisite craftsmanship and refined living. Recognized as a finalist in the prestigious Masters Builders Award in 2022, this property epitomizes excellence in design and construction.
Spread across an expansive 4,807 square metres (1.188 acres), this residence is enveloped by lush native gardens, offering a serene oasis away from the hustle and bustle of city life. The main bedroom, complete with a walk-in robe and ensuite adorned with quality tapware, provides a luxurious retreat within the comfort of your own home.
The kitchen, a chef's delight, features stone benchtops, European appliances, and a walk-in pantry, perfect for culinary enthusiasts and entertainers alike. The open-plan living and dining area, complemented by a slow combustion wood fire and picturesque windows framing north-facing views, invite warmth and natural light into the heart of the home.
Designed for utmost comfort, the property is equipped with zoned ducted air conditioning and double-glazed glass throughout, ensuring year-round comfort and energy efficiency. Bedrooms 2 and 3 offer built-in wardrobes, embodying practicality and style.
The quality extends beyond the main residence, with internal access to a double garage and workshop, as well as a detached studio with a bathroom nestled amongst the verdant garden. Meandering pathways wind through the native trees, inviting exploration and tranquility.
Boasting a north aspect and elevated position, the property offers breathtaking views of the surrounding mountain range, creating a sense of awe-inspiring serenity. Native Australian Ironbark hardwood decking on both north and south alfresco entertaining areas of the property provide the perfect setting for gatherings with family and friends, while evenings are best spent relaxing around the outdoor fire pit, under the starlit sky.
Privacy is paramount in this idyllic setting, with the property's ideal location offering easy access to all that Berry has to offer. Whether it's exploring charming boutiques, indulging in gourmet dining experiences, or simply immersing oneself in the natural beauty of the countryside, this residence offers a lifestyle of unparalleled luxury and convenience.
In summary, this country contemporary masterpiece in Berry presents a rare opportunity to embrace a harmonious blend of modern luxury and natural splendor. With its meticulous attention to detail, quality finishes, and prime location, it stands as a testament to refined living at its finest.
Listing description written by Nicholas Lyell, McGoldrick Estate Agents — reproduced as published, not verified by Districts.