Pambula at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Pambula › Little Gahan St
$1,299,000
For sale
Asking
3
Bedrooms
2
Bathrooms
4
Car spaces
1,958 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
$1,299,000
Asking · $663/m² of land
No recorded sale for this property.
Pambula at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$57,324 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.
0 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
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
Pambula at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Butterfield PropertyPrime Pambula Opportunity
Set right on the edge of Pambula's CBD, this beautifully renovated three-bedroom cottage offers the perfect mix of charm, flexibility and future potential.
Positioned on a huge 1,933sqm R3-zoned block with dual street access, the property features a character-filled cottage accessed via quiet Little Gahan Street, along with a large shed, attached two-bedroom granny flat and additional vacant land fronting Quondola Street (Princes Highway). The property is currently operating as a successful holiday rental with strong returns.
The home has been fully renovated while still keeping its warm rustic feel, with polished timber floors, French doors, loads of natural light and plenty of unique touches throughout. The modern country-style kitchen includes quality SMEG appliances, breakfast bar seating and bi-fold windows opening straight onto the outdoor entertaining area.
All three bedrooms are well-sized and open out onto the private rear deck, complete with spa, BBQ area and elevated west-facing views over Pambula village - the ideal spot to relax in the afternoon sun. The renovated bathroom includes a freestanding clawfoot bath, while the open-plan living and dining area features reverse-cycle air conditioning and an electric fireplace.
Privately tucked behind a fully fenced yard, the home also offers a level lawn area, firepit space and covered outdoor entertaining. A garage with additional double carport sits alongside the cottage.
At the rear of the property, the large Colourbond shed provides even more flexibility, with workshop/garage space plus a neat and tidy granny flat - ideal for extra accommodation, storage, hobbies or additional income potential.
Whether you're looking for a dual-income opportunity, space for extended family, a home business setup or future subdivision/development potential (STCA), this property offers endless possibilities.
All this within an easy stroll to Pambula's cafes, shops and local amenities, while Pambula Beach and the river mouth are only a short drive away. A rare lifestyle and investment opportunity in a prime in-town location.
Listing description written by Roy Van Casteren, Butterfield Property — reproduced as published, not verified by Districts.
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