Black River at a glance
1,645
People
$838,250
Median sale
$650/wk
Median rent
4.03%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
QLD › Black River › Greengum Ct
$1,100,000
For sale
Asking
4
Bedrooms
3
Bathrooms
3
Car spaces
4,342 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
$1,100,000
Asking · $253/m² of land
No recorded sale for this property.
Local land rate: recorded Rural Property sales in Black River (last 5 years) with land size have a median of $110/m² of land (n=6). Districts calculation from recorded sales — not a valuation.
Black River at a glance
1,645
People
$838,250
Median sale
$650/wk
Median rent
4.03%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
Vs Black River
+31.2%
Median sale
Suburb $838,250
-0.96 pp
Gross yield
Suburb 4.03%
Suburb median $838,250 from 12 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$52,007 on top of the price (4.7% 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: Queensland schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Pre-filled with Black River'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.
For more information on this property, visit Queensland Globe.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
QLDPlanning 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.” Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $650/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. Nearby development applications are not loaded. This lot’s own applications are a separate question. 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 3.1%. 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. Net yield / holding costs are not estimated outside NSW without inventing land tax.
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
UnknownNearby development applications are not loaded. This lot’s own applications are a separate question.
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
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Black River at a glance
1,645
People
$838,250
Median sale
$650/wk
Median rent
4.03%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Helen Munro PropertySet in a peaceful Black River setting, this impressive four bedroom residence offers the perfect blend of space, comfort and lifestyle, with exceptional entertaining areas, established gardens and an impressive 18m x 7.5m Colourbond shed.
At the heart of the home is a spacious central kitchen, thoughtfully designed for both everyday living and entertaining. Featuring a gas cooktop, electric oven, walk in pantry and servery connecting to the expansive outdoor entertaining area, it forms the true hub of the home. Plumbing for the fridge completes the practical features. The family and dining spaces provide plenty of room for everyone to come together, while the home's thoughtful layout delivers both functionality and comfort.
All four bedrooms feature built in robes, with the master suite enjoying the added luxury of a walk in robe and spacious ensuite with walk in shower. The main bathroom is equally well appointed offering both a walk in shower and separate bath.
Fully airconditioned throughout, the home combines year round comfort with 13.5 kW of solar and gas hot water for added efficiency. A combination of tiled and carpeted flooring, together with a neutral colour palette, creates a stylish and welcoming backdrop ready to suit any decor.
Step outdoors and the home truly comes to life. The large undercover entertaining area overlooks the sparkling inground pool and beautifully established gardens, an ideal setting for relaxed afternoons, family gatherings and entertaining friends.
And then there is the shed.
The 18m x 7.5m insulated and powered Colourbond shed offers an exceptional level of versatility, complete with a kitchenette, bathroom and airconditioned utility room. Whether you need space for vehicles, hobbies, a workshop, storage or additional lifestyle pursuits, this is a standout feature.
Adding an extra touch of character is the firepit, the perfect place to gather, share stories and enjoy those beautiful Black River sunsets.
This is acreage living with a level of comfort and versatility that is increasingly hard to find. A private family structure where entertaining comes naturally, space is abundant and every sunset feels a little more special.
Property Features
• Main bedroom featuring a walk in robe and a luxurious master ensuite
• Three additional bedrooms all with built in robes
• Main bathroom with walk in shower and separate bath
• Central kitchen with gas cooktop and electric oven
• Walk in pantry and convenient servery to outdoor entertaining areas
• Open plan family and dining areas
• Fully airconditioned throughout
• 13.5 kW solar system with an 8 kW inverter
• Generator switch
• Gas hot water
• Internal laundry with excellent storage
• Quality mix of tiled and carpeted flooring
• Blinds throughout
• Plumbing provision for fridge
• Large undercover outdoor entertaining area with roller blinds that provide year round comfort
• Sparkling inground swimming pool
• Established, beautifully maintained gardens
• Firepit perfect for winter evenings and family gatherings
• Impressive 18m x 7.5m insulated Colourbond powered shed with kitchenette, bathroom and airconditioned utility room
• Exceptional space for vehicles, workshop, hobbies, storage or business use
Land Size: 4 342 m2
Floor Area: 196 m2 under roof
Rates: $3 676.08 per annum including water.
For more information on this beautiful property please call Tanya Amos on 0407 937 230.
Disclaimer: Helen Munro Property has prepared this information using every endeavour to ensure that the information given is true and accurate but accepts no responsibility or liability in respect of any errors, omissions or inaccuracies that may occur. All prospective purchasers should endeavour to make their own enquiries to verify the accuracy of the information provided.
Listing description written by Tanya Amos, Helen Munro Property — reproduced as published, not verified by Districts.