Kangaroo Valley at a glance
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Median sale
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Suburb gross yield
NSW › Kangaroo Valley › Glenmurray Rd
$3,500,000–$3,700,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
4
Car spaces
20,000 m²
Land
Districts View
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
$3,500,000–$3,700,000
Asking range · $175/m² of land
No recorded sale for this property.
Kangaroo Valley at a glance
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Median sale
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Median rent
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Suburb gross yield
Based on the low end of the asking range, not a contract price.
$178,379 on top of the price (5.1% 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.
0 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
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
Kangaroo Valley at a glance
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Listing material
Listed by Raine & Horne BerryHidden away along one of Kangaroo Valley's most picturesque country lanes lies a property that captures the very essence of why people dream of living here.
Set against a breathtaking backdrop of rolling green pastures, dramatic escarpments and ever-changing mountain vistas, this remarkable lifestyle holding offers an extraordinary opportunity to embrace a slower pace, reconnect with nature and create a legacy for generations to come.
Crafted with quality and longevity in mind, the beautifully appointed four-bedroom, two-bathroom residence was constructed by respected local builder Adam Stewart of Broughton Vale Building Co, showcasing a level of craftsmanship and attention to detail synonymous with one of the region's most highly regarded builders.
Designed to complement its stunning natural surroundings, the home offers generous proportions, light-filled interiors and a seamless connection between indoor and outdoor living. Whether entertaining family and friends, enjoying quiet evenings overlooking the valley, or simply appreciating the peaceful surrounds, every space has been thoughtfully created to embrace the lifestyle on offer.
As you arrive, a sense of tranquillity immediately takes over. Surrounded by pristine countryside and positioned moments from the beauty of Sawyers Creek, the property enjoys a rare combination of privacy and convenience, all while being just minutes from the vibrant village heart of Kangaroo Valley.
From sunrise illuminating the valley floor to spectacular sunsets painting the escarpments in hues of gold and amber, every day here feels like a retreat. The panoramic outlook provides a constantly changing landscape that can be enjoyed throughout every season, creating a truly special place to call home.
Whether you're seeking a permanent tree change, a luxurious country retreat, or a lifestyle property where generations of family memories can be made, this exceptional offering delivers on every level. Wide open spaces, breathtaking scenery and a beautifully crafted home combine to create an opportunity that is becoming increasingly difficult to find.
Rarely does a property offer such an enviable blend of quality construction, natural beauty, privacy and lifestyle in one of the South Coast's most tightly held destinations.
This is more than a home. It's a sanctuary, a lifestyle and an opportunity to experience the very best of Kangaroo Valley living.
To arrange a private viewing please contact:
Jacqueline Crapp 0429 104 011
Maddison Crapp 0498 513 615
Listing description written by Jacqueline Crapp, Raine & Horne Berry — reproduced as published, not verified by Districts.