Bolwarra at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
NSW › Bolwarra › Paterson Rd
$1,490,000–$1,590,000
For sale
Asking range
6
Bedrooms
3
Bathrooms
10
Car spaces
2,328 m²
Land
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
Asking
$1,490,000–$1,590,000
Asking range · $640/m² of land
No recorded sale for this property.
Bolwarra at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$67,829 on top of the price (4.6% 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.
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
Bolwarra at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Thompson & Clarke Real EstateWelcome to 86 Paterson Road, Bolwarra, a beautifully updated brick residence set on approximately half an acre in town, offering six bedrooms, three bathrooms and exceptional space for families, trades, hobbyists or those looking to bring their business home. Blending modern comfort with timeless character, this impressive property delivers generous living, outstanding storage, subdivision potential, a sparkling pool, established gardens and extensive shedding/parking options.
Inside, the home offers a warm and practical layout with a seamless open-plan kitchen, living and dining area forming the heart of the home. The updated kitchen features an island bench, breakfast bar, butler's pantry, gas cooking and all-new appliances, creating a stylish and functional space for everyday family life and entertaining. A second separate living area adds further flexibility, providing room for families to spread out and enjoy their own space.
A thoughtful mix of floorboards, tiles and carpeted bedrooms adds texture and comfort throughout, while the fireplace brings warmth and character to the main living zone. Modern updates have been carefully blended with the home's original charm, creating a fresh yet welcoming feel.
Accommodation is generous, with six bedrooms, three bathrooms, built-in wardrobes and a main bedroom complete with an ensuite and huge walk-in robe. Bedroom five also offers flexibility as a bedroom/study, making it ideal for those working from home or needing an additional office space. The internal laundry, ample linen storage, ducted air conditioning, ceiling fans, shutters and 15kW solar system add everyday comfort, efficiency and convenience.
Outside, the lifestyle continues with a beautiful outdoor entryway, tiled entertaining area, sparkling pool, large backyard and stunning established gardens. The yard offers plenty of room for children and pets, while the large shed provides excellent storage, parking and workspace options, with space suitable for a caravan, motorhome, boat or work equipment.
For those seeking flexibility, the property also offers exciting subdivision potential, subject to council approval, along with excellent scope for anyone wanting to bring a business home thanks to the generous land size, shedding and parking capacity.
Positioned in the sought-after suburb of Bolwarra, this home offers a peaceful family lifestyle while remaining close to local schools, shops, parks and Maitland conveniences.
Property Features:
- Six-bedroom, three-bathroom brick family home
- Set on approximately half an acre in town
- Beautifully updated throughout
- Open-plan kitchen, living and dining area
- Separate second living space
- Island bench, breakfast bar and butler's pantry
- Gas cooking and all-new appliances
- Fireplace, ducted air conditioning and ceiling fans
- 15kW solar system
- Mix of floorboards, tiles and carpeted bedrooms
- Huge bedrooms with built-in wardrobes
- Main bedroom with ensuite and huge walk-in robe
- Bedroom five/study flexibility
- Internal laundry and ample linen storage
- Shutters throughout
- Beautiful outdoor entryway, perfect for morning coffee
- Tiled outdoor entertaining area
- Sparkling pool and large backyard
- Beautiful established gardens
- Large shed suitable for a caravan, motorhome, boat or workspace
- Ideal for those looking to bring their business home
- Subdivision potential, subject to council approval
- Generous parking, storage and workspace options
Offering space, style, lifestyle and future potential in one of Bolwarra's most desirable locations, 86 Paterson Road is a beautifully finished family home ready to be enjoyed.
Disclaimer:
Information contained on any marketing material, website or other portal should not be relied upon and you should make your own enquiries and seek your own independent advice with respect to any property advertised or the information about the property.
Listing description written by Reece Thompson, Thompson & Clarke Real Estate — reproduced as published, not verified by Districts.