Sapphire Beach at a glance
2,840
People
$1,185,000
Median sale
$796/wk
Median rent
3.49%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
NSW › Sapphire Beach › San Simeon Circuit
$2,000,000–$2,100,000
For sale
Asking range
5
Bedrooms
3
Bathrooms
3
Car spaces
766 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
Asking
$2,000,000–$2,100,000
Asking range · $2,611/m² of land
No recorded sale for this property.
Sapphire Beach at a glance
2,840
People
$1,185,000
Median sale
$796/wk
Median rent
3.49%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
Vs Sapphire Beach
+68.8%
Median sale
Suburb $1,185,000
-1.42 pp
Gross yield
Suburb 3.49%
Suburb median $1,185,000 from 29 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.
$95,879 on top of the price (4.8% 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 Sapphire Beach'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 $796/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 2.1%. 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. 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
Sapphire Beach at a glance
2,840
People
$1,185,000
Median sale
$796/wk
Median rent
3.49%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by PRD Coffs HarbourPerched in one of Sapphire Beach's most tightly held enclaves, 7 San Simeon Circuit delivers an extraordinary blend of scale, luxury and resort-style living, all just moments from the sand and surf. With 410m² of internal living space and an additional 200m² of outdoor entertaining, this remarkable residence has been thoughtfully designed to maximise space, privacy and its stunning 180-degree ocean views.
Spanning three expansive levels, the home offers five generous bedrooms, three bathrooms, a dedicated office and garaging for three vehicles, making it ideal for large families, multi-generational living, or those seeking a premium coastal lifestyle with room for everyone.
At the heart of the home is an impressive open-plan kitchen, dining and lounge room, completely surrounded by the pool, creating a seamless connection between indoor and outdoor living. The designer kitchen is beautifully appointed with a full suite of premium Miele appliances, including two ovens, a steamer oven, microwave, integrated coffee machine and dishwasher. A spacious butler's pantry adds functionality and includes a dumbwaiter, allowing effortless transport between levels, the lounge room features a built-in gas fireplace.
The outdoor spaces are truly exceptional and have been designed for year-round enjoyment. A central covered alfresco entertaining area features a built-in barbecue area and a gazebo with electric patio blinds, creating a private and sheltered space to entertain in any season. The 17-metre heated pool, spa and five-person sauna combine to offer a genuine private resort experience, while a convenient toilet services the front alfresco area.
Thoughtful additions continue throughout the property, including two outdoor showers, one positioned near the entrance to rinse off after a day at the beach, and another adjacent to the pool and sauna. Crimsafe screens and flyscreens are installed throughout, providing security and comfort while allowing coastal breezes to flow through the home.
The upper level captures breathtaking panoramic ocean views and features three oversized bedrooms. Two include built-in robes, while the luxurious master suite enjoys a large ensuite, extensive wardrobe space and the convenience of a laundry chute. An additional family bathroom services the remaining bedrooms.
The middle level offers incredible flexibility, with two further bedrooms, a dedicated office, a separate lounge room and the main bathroom, all positioned around the central living and entertaining spaces. Comfort is assured year-round with a split-system air conditioner in the lounge room. Storage has been carefully considered, with a walk-in linen room and additional under-stair storage.
On the lower level, the oversized three-car garage extends to almost nine metres in depth and includes a workshop area, a dedicated pool pump room and a separate storage room, providing abundant space for vehicles, tools and recreational equipment.
Further enhancing the home's efficiency and sustainability is a substantial 10kW solar system, helping to reduce energy costs while supporting the home's extensive premium features.
Located just a short stroll to the pristine sands of Sapphire Beach, this exceptional residence is only minutes from local cafés, Sapphire Beach shops and the Moonee Market shopping precinct, while quality schools and Coffs Harbour's CBD are all within easy reach.
A rare offering of this calibre, 7 San Simeon Circuit presents an unparalleled opportunity to secure a substantial family home where luxurious finishes, breathtaking ocean views and resort-inspired amenities combine to create an extraordinary coastal sanctuary.
Council rates - $4513 p/a
Strata Fees - $1229.16 p/a
Listing description written by Jaden Herring, PRD Coffs Harbour — reproduced as published, not verified by Districts.
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