Cobbitty at a glance
5,945
People
$1,315,000
Median sale
$784/wk
Median rent
3.10%
Suburb gross yield
Median sale from 46 recorded sales (last 12 months) — a Districts calculation.
NSW › Cobbitty › Emmett Ave
$1,212,290
For sale
Asking
4
Bedrooms
2
Bathrooms
2
Car spaces
371 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
$1,212,290
Asking · $3,268/m² of land
No recorded sale for this property.
Cobbitty at a glance
5,945
People
$1,315,000
Median sale
$784/wk
Median rent
3.10%
Suburb gross yield
Median sale from 46 recorded sales (last 12 months) — a Districts calculation.
Vs Cobbitty
-7.8%
Median sale
Suburb $1,315,000
+0.26 pp
Gross yield
Suburb 3.10%
Suburb median $1,315,000 from 46 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$52,832 on top of the price (4.4% 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 Cobbitty'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 $784/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 3.4%. 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
Cobbitty at a glance
5,945
People
$1,315,000
Median sale
$784/wk
Median rent
3.10%
Suburb gross yield
Median sale from 46 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Sapphire Estate Agents South West GroupSecure with Only a $2,500 Deposit
Positioned within a brand-new estate in the highly sought-after suburb of Cobbitty, this exceptional House & Land Package presents an outstanding opportunity for first home buyers, growing families and investors alike.
Offering a modern turnkey home with premium inclusions, this package combines quality, style and convenience in one of South-West Sydney's fastest-growing communities.
Property Features
4 spacious bedrooms with built-in wardrobes
Master suite with walk-in robe and private ensuite
2 modern bathrooms with quality finishes
Designer kitchen with walk-in pantry
900mm stainless steel appliances
20mm stone benchtops
Open plan living and dining area
Double remote-control garage
2.6m high ceilings
Full-height tiling to bathrooms
Soft-close cabinetry throughout
Ducted air conditioning
LED downlights throughout
Quality flooring throughout
Driveway and landscaping included
Full turnkey package (excluding fencing)
Fixed site costs with no hidden extras
Location Highlights
Education
Cobbitty Public School – 3 minute drive
Macarthur Anglican School – 6 minute drive
Oran Park Public School – 7 minute drive
Oran Park High School – 7 minute drive
St Benedict's Catholic College – 10 minute drive
St Justin's Catholic Primary School – 10 minute drive
Local childcare centres within 5–10 minutes
Shopping & Dining
Oran Park Podium Shopping Centre – 7 minute drive
Emerald Hills Shopping Village – 10 minute drive
HomeCo Gregory Hills – 12 minute drive
Narellan Town Centre – 12 minute drive
Future Oran Park Town Centre expansion nearby
Parks & Recreation
Cobbitty Village and Heritage Precinct – 5 minute drive
Cobbitty Markets – 5 minute drive
Local parklands and walking trails nearby
Harrington Park Lakes – 10 minute drive
Camden Golf Club – 10 minute drive
Gledswood Hills Country Club – 10 minute drive
Transport & Future Infrastructure
Future Oran Park Metro Station – approximately 10 minute drive
Easy access to the M5, M7 and future M12 Motorway
Approximately 20–25 minutes to Western Sydney International Airport
Close to major future infrastructure and employment hubs
Why Buy in Cobbitty?
Cobbitty continues to attract strong buyer demand thanks to its peaceful lifestyle, family-friendly environment and significant future growth.
Brand-new master-planned estate
Surrounded by new developments and parklands
Close to schools, shopping centres and public transport
Easy access to major road networks
Strong long-term growth potential within the Western Sydney Growth Corridor
This is an outstanding opportunity to secure a quality House & Land Package in one of South-West Sydney's most exciting emerging suburbs.
Contact
For more information or to receive a complete information pack, please contact:
Ingrid Tangman
0406 214 310
Disclaimer
All information contained herein is gathered from sources we deem reliable; however, we cannot guarantee its accuracy and accept no responsibility for errors or omissions. Interested parties should rely on their own enquiries and seek independent advice.
Listing description written by Ingrid Tangman, Sapphire Estate Agents South West Group — reproduced as published, not verified by Districts.