Goulburn at a glance
25,139
People
$695,000
Median sale
$500/wk
Median rent
3.74%
Suburb gross yield
Median sale from 175 recorded sales (last 12 months) — a Districts calculation.
NSW › Goulburn › Grafton St
$810,000–$850,000
For sale
Asking range
3
Bedrooms
1
Bathrooms
2
Car spaces
432 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
$810,000–$850,000
Asking range · $1,875/m² of land
No recorded sale for this property.
Goulburn at a glance
25,139
People
$695,000
Median sale
$500/wk
Median rent
3.74%
Suburb gross yield
Median sale from 175 recorded sales (last 12 months) — a Districts calculation.
Vs Goulburn
+16.5%
Median sale
Suburb $695,000
-0.53 pp
Gross yield
Suburb 3.74%
Suburb median $695,000 from 175 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.
$34,729 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Goulburn'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 $500/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 3.2%. 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
Goulburn at a glance
25,139
People
$695,000
Median sale
$500/wk
Median rent
3.74%
Suburb gross yield
Median sale from 175 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Powered by Smile Elite NSWPlease enquire online to receive floorplan, virtual tour, contract, building and pest inspection and more photos.
Welcome to Button Bee Cottage, a beautifully preserved piece of Goulburn's history, originally built in 1876 and thoughtfully modernised without ever compromising its remarkable character. Positioned on one of Goulburn's treasured heritage streets, just moments from cafés, parks and the CBD, this is a home that celebrates the craftsmanship of another era while embracing the comforts of today.
Behind the recycled wrought iron fence, hand-forged gate and sandstone frontage, an established cottage garden creates an unforgettable first impression. A French blue front door, vintage security screen and flourishing camellias, peonies, hydrangeas and wisteria set the tone before you've even stepped inside.
From the moment you enter, you'll appreciate the attention to detail that has made this home so special. Original timber floors, soaring ceilings, impressive 24cm skirting boards, double-hung windows, picture rails and elegant chandeliers combine to create a warmth that simply can't be replicated. Every modern improvement has been completed with respect for the home's heritage, right down to the original pull-cord light switches that still operate the new LED downlights.
Three generous bedrooms offer beautiful accommodation, with decorative fireplaces, abundant natural light and thoughtful additions including numerous double power points and gas heating points throughout. One of the original mantels was even carefully sourced from a heritage home in Balmain, adding another layer to the home's remarkable story.
The inviting lounge is the heart of the home, where a fireplace, feature windows and soft natural light create the perfect place to unwind. Flowing through to the spacious living and dining area, you'll discover built-in storage, a skylight, air conditioning and a unique walk-in storeroom, believed to have once served as the property's original meat store.
Recently completed in July 2026, the bathroom perfectly balances timeless style with contemporary luxury. Timber wall panelling, a generous vanity, standalone shower with recessed niche, black fittings, heat lamp and extensive towel storage create a space that feels both elegant and practical.
The kitchen is every bit as charming as it is functional. Original timber flooring, a striking Belling five-burner dual fuel cooker, dishwasher, breakfast bar, deep cottage windowsill and an abundance of cabinetry and power points make it a space you'll genuinely enjoy spending time in.
Open the timber sliding doors and the home continues to impress. The covered alfresco, complete with decorative Art Deco leadlight feature window and roll-down blinds effortlessly overlooking the lovely lawn, second entertaining area, rose hedges and a gated vegetable garden. Beyond this, you'll find an incredibly versatile collection of spaces including a studio, workshop, garage, storage, second shower, toilet and laundry, creating the ultimate indoor-outdoor lifestyle whether you're entertaining friends, pursuing hobbies or simply enjoying the slower pace of cottage living.
Practicality hasn't been forgotten either. The home was rewired in 2016, features sensor lighting, solar panels and a heat pump hot water system, keeping electricity costs to around $50 per month (excluding rates), while providing all the modern conveniences expected for everyday living.
Homes like Button Bee Cottage are exceptionally rare. Lovingly preserved, thoughtfully updated and filled with stories waiting for their next chapter, this is more than a beautiful home. It is an opportunity to become the custodian of one of Goulburn's most enchanting heritage properties.
Features at a Glance
- Circa 1876 heritage-listed Button Bee Cottage
- Separate studio, shower, toilet, workshop and storage
- Garage with electric roller door and rear lane access
- Carport including wood shed
- Positioned on one of Goulburn's iconic heritage streets
- Rear lane access
- Three generous bedrooms
- Beautifully renovated bathroom (July 2026)
- Charming country kitchen with skylight, Belling 5-burner dual fuel cooker
- Cosy lounge with working 600mm wood fireplace
- Spacious living and dining area
- Covered alfresco plus second outdoor entertaining area
- Established cottage gardens with vegetable patch, roses and mature plantings
- Original timber floors throughout
- Soaring ceilings and 24cm skirting boards
- Double-hung timber windows
- Decorative fireplaces and heritage mantels
- Elegant chandeliers, picture rails and highlight windows
- French blue front door with vintage-style security screen
- Sandstone frontage with recycled wrought iron fencing and hand-forged gate
- Original heritage details thoughtfully preserved throughout
- Rewired in 2016
- Solar power and heat pump hot water system
- Approx. $50 per month electricity (excluding rates)
- Air conditioning
- Plentiful double power points throughout
- Gas heating points in most rooms
- Dishwasher and breakfast bar
- Moments from Goulburn's CBD, cafés, shops and amenities
Disclaimer: All information contained herein is obtained from property owners or third-party sources which we believe are reliable. We have no reason to doubt its accuracy, however we cannot guarantee it. All interested person/s should rely on their own enquiries.
Listing description written by Peta Scharkie, Powered by Smile Elite NSW — reproduced as published, not verified by Districts.
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