Cooma at a glance
6,541
People
$580,500
Median sale
$460/wk
Median rent
4.12%
Suburb gross yield
Median sale from 80 recorded sales (last 12 months) — a Districts calculation.
$840,000
Last sold
12 Mar 2026
4
Bedrooms
2
Bathrooms
3
Car spaces
2,116 m²
Land
163 m²
Building
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
Last sold
$840,000
12 Mar 2026 · derived via latest_sale
Local land rate: recorded House sales in Cooma (last 5 years) with land size have a median of $675/m² of land (n=146). Districts calculation from recorded sales — not a valuation.
Cooma at a glance
6,541
People
$580,500
Median sale
$460/wk
Median rent
4.12%
Suburb gross yield
Median sale from 80 recorded sales (last 12 months) — a Districts calculation.
Vs Cooma
+44.7%
Median sale
Suburb $580,500
-1.27 pp
Gross yield
Suburb 4.12%
Suburb median $580,500 from 80 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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 $460/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.
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.
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
Cooma at a glance
6,541
People
$580,500
Median sale
$460/wk
Median rent
4.12%
Suburb gross yield
Median sale from 80 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by One Agency Jodi AlexanderPrivately tucked away in the ever-desirable Soho Street, this remarkable home is a true hidden treasure. Set on a sprawling 2,116m² block and built in 2017, it beautifully combines classic character with modern comfort, offering a lifestyle of prestige, warmth, and convenience. Whether you’re seeking the perfect family haven or a quality investment, this property stands out from the rest.
Step inside and immediately feel the charm of ornate cornices and ceiling roses, complemented by a flowing open-plan layout at the heart of the home. The kitchen, dining, and lounge spaces come together seamlessly, creating a central hub that’s both practical and inviting. Currently set up as three bedrooms with a study the flexible floor plan easily reverts to four bedrooms to suit your needs.
The living area is anchored by a Victorian-style slow-combustion wood heater, adding ambience and warmth, while glass doors open to a front timber deck that captures sweeping views of the distant hills- the perfect backdrop for relaxed mornings or entertaining at sunset.
The property enjoys a private battle-axe entrance, with a concrete driveway leading to a large three-bay garage- providing space for vehicles, storage, or hobbies.
Beyond the home, the location is just as impressive. A short stroll will take you to schools, sporting ovals, and Cooma’s bustling business district, offering the perfect balance of privacy and accessibility.
Currently tenanted for $670 per week unfurnished.
This is more than a home- it’s a statement of elegance, practicality, and lifestyle. A rare opportunity in one of Cooma’s most sought-after pockets.
Standout Features:
• Blue gum engineered timber floors throughout
• Double-glazed PVC windows for comfort and efficiency
• Bosch & Miele appliances, including dual ovens and induction cooktop
• Apicus solar hot water system
• Eco Heat solar-powered heating and cooling for low power bills
• Mitsubishi reverse cycle air conditioner
• Heat transfer system to two bedrooms
• Fully insulated construction
• Landscaped gardens and quality Italian tiles in both bathrooms
Contact our office on 6452 6121 to schedule an appointment.
Disclaimer: While we have made every effort to ensure the information in this document is accurate and up to date, we accept no responsibility and disclaim all liability for any errors, omissions, inaccuracies, or misstatements. Prospective purchasers are advised to conduct their own investigations to verify the information provided.
Listing description written by Jayda Ford, One Agency Jodi Alexander — reproduced as published, not verified by Districts.