Cowra at a glance
10,048
People
$485,000
Median sale
$400/wk
Median rent
4.29%
Suburb gross yield
Median sale from 6 recorded sales (last 12 months) — a Districts calculation.
NSW › Cowra › Lachlan Valley Way
$900,000
For sale
Asking
4
Bedrooms
4
Bathrooms
3
Car spaces
12,949.941 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
$900,000
Asking · $69/m² of land
No recorded sale for this property.
Cowra at a glance
10,048
People
$485,000
Median sale
$400/wk
Median rent
4.29%
Suburb gross yield
Median sale from 6 recorded sales (last 12 months) — a Districts calculation.
Vs Cowra
+85.6%
Median sale
Suburb $485,000
-1.98 pp
Gross yield
Suburb 4.29%
Suburb median $485,000 from 6 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$38,779 on top of the price (4.3% 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 Cowra'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 $400/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 2.3%. 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
Cowra at a glance
10,048
People
$485,000
Median sale
$400/wk
Median rent
4.29%
Suburb gross yield
Median sale from 6 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Agri Rural NSW"Here sits a great opportunity to purchase a lovely family home on lifestyle acres plus a secondary dwelling ideal to convert into a second rental / home. Investors, with some simple modifications to the secondary dwelling this would attract some $900pw rent equating $46,800 pa / being a 5% PA plus return! or Live in one / rent the other / or perfect for two families!
LAND SIZE : 1.29HA (3.18ACRES*)
Family home (3BED / 2BATH/2CAR)
• The lovely family home is privately appointed to the restaurant & cellar door within the properties 3.2acres, set on the edge of town.
• Brick construction, the home has lovely, low maintenance grounds, private North facing rear yard and sparkling swimming pool
• The home provides an open plan living and dining room, complete with a woodfire and high, timber featured ceilings, while flowing out to the lovely outdoor entertaining area
• The modern kitchen has two eat-in breakfast bars, quality gas cooking and S/S dishwasher
• Three bedrooms with underfloor heating and built-in wardrobes, while the master bedroom suite has a walk-through robe and ensuite bathroom with lovely views
• The modern family bathroom is well appointed to all bedrooms and also has a lovely outlook
• The home also provides a home office or 4th bedroom
• Ducted air conditioning throughout the home
• Triple bay lock up garage with two roller doors and PA door
Second dwelling
• Large open plan area, complete with tiled flooring, high cathedral ceilings for plenty of light, along with lots of windows for natural light, while the area has ducted air conditioning and woodfire heating.
• This space had operated as a restaurant for many years and lends its self the ability to run the building as a function space/restaurant/ or home.
• Large commercial kitchen which has a two way cool room
• Second living space which has large doors that can segment the two living spaces / while this floor area provides ample space for the creation of bedrooms / living and for a purchaser to design a floor plan to best suit their use of the spaces.
• The second living space has large tiled flooring, a second woodfire space, open plan to a kitchenette and this room opens out to an alfresco entertaining space in the garden
• The premises also has a large laundry and storage space
• fenced rear yard and in-ground swimming pool
RENTAL APPRAISAL INFORMATION
Main home, yard and pool - $450pw
Second Premises $400pw
Contact Josh Keefe 0436 926 866
josh.keefe@agriproperty.com.au
AGRIPROPERTY.COM.AU | LEADING AGENTS IN SYDNEY & REGIONAL NSW
Listing description written by Josh Keefe, Agri Rural NSW — reproduced as published, not verified by Districts.
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