Murwillumbah at a glance
7,577
People
$967,500
Median sale
$643/wk
Median rent
3.46%
Suburb gross yield
Median sale from 78 recorded sales (last 12 months) — a Districts calculation.
NSW › Murwillumbah › Rous River Way
$1,180,000
For sale
Asking
3
Bedrooms
2
Bathrooms
3
Car spaces
667 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
$1,180,000
Asking · $1,769/m² of land
No recorded sale for this property.
Murwillumbah at a glance
7,577
People
$967,500
Median sale
$643/wk
Median rent
3.46%
Suburb gross yield
Median sale from 78 recorded sales (last 12 months) — a Districts calculation.
Vs Murwillumbah
+22.0%
Median sale
Suburb $967,500
-0.63 pp
Gross yield
Suburb 3.46%
Suburb median $967,500 from 78 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$51,379 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.
Pre-filled with Murwillumbah'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 $643/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 2.8%. 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
Murwillumbah at a glance
7,577
People
$967,500
Median sale
$643/wk
Median rent
3.46%
Suburb gross yield
Median sale from 78 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Raine & Horne JetWelcome to 88 Rous River Way, Murwillumbah-a beautifully presented family home offering the perfect combination of style, space and practicality. Positioned on a level, fully fenced 667m² block with established gardens, this quality residence was owner-built in 2017, showcasing thoughtful design, superior attention to detail and a level of craftsmanship that sets it apart from a standard project-built home.
From the moment you arrive, the welcoming covered timber front deck creates an inviting first impression, setting the tone for the quality and warmth that continues throughout the home.
Designed with both everyday living and entertaining in mind, the spacious open-plan layout seamlessly connects the living, dining and kitchen areas to create the heart of the home. The contemporary kitchen is a standout feature, complete with stone benchtops, a generous island breakfast bar, quality electric cooking, dishwasher and walk-in pantry providing exceptional storage.
Adding further flexibility to the floorplan is a spacious second living area, which can easily be converted into a fourth bedroom, home office, media room or children's retreat to accommodate your family's changing needs.
The privately positioned master suite provides a peaceful sanctuary, featuring a generous his and hers walk-through wardrobe leading into a stylish ensuite. Two additional bedrooms are well-proportioned and are serviced by a large family bathroom, ensuring comfort for the whole family.
Step outside to enjoy the covered rear entertaining area overlooking the fully fenced backyard with established gardens. Complete with a lockable garden shed, this private outdoor space is ideal for entertaining, relaxing or watching children and pets play safely.
Vehicle accommodation is another standout feature, with a double lock-up garage featuring a remote roller door and internal access, plus separate secure parking for a third vehicle, making it ideal for a caravan, boat, trailer or additional family vehicle.
Property Features
Quality owner-built home completed in 2017
Individually designed with superior craftsmanship and finishes beyond a standard project home
Level, fully fenced 667m² block with established gardens
Three spacious bedrooms with potential to easily create a fourth bedroom
Master suite with his and hers walk-through robe and private ensuite
Large family bathroom
Spacious open-plan living, dining and kitchen
Separate second living area or optional fourth bedroom
Designer kitchen featuring stone benchtops, island bench, electric cooktop, dishwasher and a large walk-in pantry
Covered timber front deck creating a welcoming entrance
Covered rear entertaining area
Double lock-up garage with remote roller door and internal access
Separate secure parking for a third vehicle, caravan, boat or trailer
Lockable garden shed
Low-maintenance, family-friendly yard
Lifestyle & Location
Positioned within the highly sought-after Riva Vue Estate, this home enjoys a peaceful, family-friendly setting surrounded by quality homes and attractive modern streetscapes. A fantastic neighbourhood park is just a short stroll away, providing the perfect place for children to play, families to gather and pets to enjoy the outdoors.
Only minutes from the vibrant Murwillumbah town centre, you'll have convenient access to schools, cafés, restaurants, shopping, medical facilities and sporting amenities. Surrounded by the spectacular natural beauty of the Tweed Valley and renowned for its welcoming community, Murwillumbah offers an exceptional lifestyle where country charm meets modern convenience.
Offering the quality of a custom-built home, flexible living spaces and an outstanding location, 88 Rous River Way presents a rare opportunity to secure a home that has been thoughtfully designed and meticulously constructed to stand apart from the ordinary.
For more information or to secure your inspection call the team on 02 6672 2499.
Disclaimer: All the information provided to you in our marketing material, has been sourced from third parties, and effort has been made to ensure the accuracy and thoroughness, please note we cannot guarantee the accuracy of the information provided by our Vendors, and as such, Raine and Horne Jet makes no statement, representation or warranty, and assumes no legal liability in relation to the accuracy of the information provided. Interested parties should conduct their own due diligence in relation to each property they are considering purchasing. All photographs, maps, and images are representative only, for marketing purposes.
Listing description written by Elizabeth Hickey, Raine & Horne Jet — reproduced as published, not verified by Districts.