Ocean Shores at a glance
6,093
People
$1,297,500
Median sale
$900/wk
Median rent
3.61%
Suburb gross yield
Median sale from 62 recorded sales (last 12 months) — a Districts calculation.
NSW › Ocean Shores › Bulgoon Cres
$2,260,000
For sale
$2,260,000
Last sold
28 Oct 2024
4
Bedrooms
2
Bathrooms
5
Car spaces
3,408 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
$2,260,000
28 Oct 2024 · derived via latest_sale
Local land rate: recorded House sales in Ocean Shores (last 5 years) with land size have a median of $1,463/m² of land (n=125). Districts calculation from recorded sales — not a valuation.
Ocean Shores at a glance
6,093
People
$1,297,500
Median sale
$900/wk
Median rent
3.61%
Suburb gross yield
Median sale from 62 recorded sales (last 12 months) — a Districts calculation.
Vs Ocean Shores
+74.2%
Median sale
Suburb $1,297,500
-1.54 pp
Gross yield
Suburb 3.61%
Suburb median $1,297,500 from 62 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$110,179 on top of the price (4.9% 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 Ocean Shores'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 $900/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
Ocean Shores at a glance
6,093
People
$1,297,500
Median sale
$900/wk
Median rent
3.61%
Suburb gross yield
Median sale from 62 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by MANA RE Ocean ShoresClick Link Below to Make an Offer ON-LINE;
https://www.realestate.com.au/offers/properties/287063/offer/details?sourcePage=rea:buy:property+details&sourceElement=make-an-offer-modal-button
Perched on a hilltop with 180-degree views of the Mount Warning Caldera hinterland, this property will stop you in your tracks. Architecturally designed and built in 2015, this four-bedroom Bush Pavilion home sits on a generous 3,408sqm of established gardens with tropical fruit trees and lush lawns - just three minutes from the heart of Ocean Shores, and moments from the beaches of New Brighton and South Golden Beach.
Future proof
Offering lifestyle, self-sufficiency, energy efficiency, strong land content, dual-living, and subdivision potential (STCA), this is a tangible Northern Rivers asset well positioned to benefit from buyers seeking space, flexibility, and long-term value beyond the city grind.
Step inside
Arrive via the private entrance with its generous turning circle, take a deep breath and leave the outside world behind. Step through the front door and the home opens up - gleaming red ironbark floors and soaring 6-metre ceilings with clerestory windows seem to pull the outside in. Natural light pours through every corner. A slow-combustion wood heater anchors the living space, warm and unhurried.
The kitchen is a foodie's dream - black granite benchtops, a Smeg cooktop, a Bosch dishwasher, a huge walk-in pantry and soft-close drawers throughout. The open-plan living and dining flow seamlessly to the large wraparound hardwood balcony, where you'll find yourself stopping, coffee in hand, just taking it all in. The hinterland rolls out before you with its breathtaking vista.
Rest and retreat
Head upstairs and the parents' retreat awaits. A large, light-filled bedroom opens to its own private deck framed by those extraordinary views. The ensuite features a soaking tub, and a spacious walk-in robe completes the picture.
Downstairs, three generous bedrooms - all with built-in robes - share a well-appointed family bathroom, with an additional powder room adding everyday ease. One bedroom would work beautifully as a dedicated home office.
Into the garden
The established gardens across 3,408sqm are a joy - lush lawns, established trees, and a thriving orchard bearing mangoes, avocados, citrus and more.
The newly created outdoor wellness haven is something else entirely. A glass-fronted Innerlight deluxe model infrared sauna with red light therapy and a custom-made cold plunge to take in the lush surroundings. This tranquil space offers a rare opportunity to truly switch off, immersed in greenery and accompanied by the subtle sounds of the natural world, it feels private, restorative, and deeply grounding.
Practical & future-ready
A large 3-bay carport and a lock-up workshop with plumbing and 3-phase power offer exceptional utility - ideal for tradies, hobbyists, or those with an eye for future dual-living potential (STCA). The property also features a 13.2kw solar system with a 20kw battery, an EV charger, commercial-grade electric roller blinds, and a robot mower named 'Herbie', who keeps the lawns immaculate while you get on with enjoying life.
Income potential (STCA)
Spanning an impressive 3,408sqm, this property presents a truly rare and exciting opportunity for the astute investor or visionary. Preliminary plans have already been prepared to subdivide the property, creating 2 additional lots and unlocking significant future income. Whether you choose to further develop, capitalise on the subdivision, or sell the newly created blocks as is, this offering provides exceptional flexibility and scope to add value (STCA).
Highlights of the property
• Architecturally designed Bush Pavilion home, built 2015, on 3,408sqm
• 180-degree hinterland views of the Mount Warning Caldera
• Red ironbark floors, 6-metre ceilings and clerestory windows throughout
• Sleek kitchen with black granite benchtops and walk-in pantry
• Large wraparound hardwood balcony with northerly aspect and uninterrupted views
• Slow-combustion wood heater
• Upstairs parents' sanctuary with deck, ensuite (including soaking tub) and walk-in robe
• Three bedrooms downstairs, all with built-in robes
• Newly built outdoor wellness haven with Innerlight deluxe model infrared sauna with red light therapy and custom-made cold plunge
• Lock-up workshop with plumbing and 3-phase power - dual-living potential (STCA)
• Sub-division potential (STCA)
• Solar system 13.2kw with a 20kw battery and EV charger
• Filtered water system
Discover your community
All of this, and you are just three minutes from the hub of Ocean Shores - shops, cafes, and everything you need for daily life. Ocean Shores Public School is eight minutes away, and the championship course at Ocean Shores Country Club is right on the doorstep. New Brighton Beach is a three-minute drive for your morning surf or evening walk.
Brunswick Heads, South Golden Beach, Mullumbimby are a short drive, and Byron Bay is just 18 minutes away. The wider Northern Rivers arts, food and lifestyle scene is on your doorstep.
Need to be somewhere else? The Gold Coast Airport is just 30 minutes away.
Are you ready?
Let us show you how this could be home. MANA - putting the soul into local real estate. Call Julie-Ann Manahan today to arrange your private inspection 0411 081 118.
DISCLAIMER
All information (including but not limited to the property area, floor size, price, address and general property description) is provided as a convenience to you and has been provided to M & M Property Consultants (Australia) Pty Ltd t/as Mana RE by third parties. This information should not be relied upon alone and you should make your own enquiries and seek legal advice in respect to all information about the property contained in this advertisement.
Listing description written by Julie-Ann Manahan, MANA RE Ocean Shores — reproduced as published, not verified by Districts.