Tumbarumba at a glance
1,967
People
$350,000
Median sale
$410/wk
Median rent
6.09%
Suburb gross yield
Median sale from 7 recorded sales (last 24 months) — a Districts calculation.
NSW › Tumbarumba › Possum Point Rd
$525,000
For sale
Asking
6
Bedrooms
2
Bathrooms
6
Car spaces
3,180 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
$525,000
Asking · $165/m² of land
No recorded sale for this property.
Tumbarumba at a glance
1,967
People
$350,000
Median sale
$410/wk
Median rent
6.09%
Suburb gross yield
Median sale from 7 recorded sales (last 24 months) — a Districts calculation.
Vs Tumbarumba
+50.0%
Median sale
Suburb $350,000
-2.03 pp
Gross yield
Suburb 6.09%
Suburb median $350,000 from 7 recorded sales (last 24 months) — a Districts calculation, not a portal figure.
$21,904 on top of the price (4.2% 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 Tumbarumba'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 $410/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 4.1%. 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
Tumbarumba at a glance
1,967
People
$350,000
Median sale
$410/wk
Median rent
6.09%
Suburb gross yield
Median sale from 7 recorded sales (last 24 months) — a Districts calculation.
Listing material
Listed by Ray White Rural TumbarumbaSteeped in history and rich with character, 9 Possum Point offers an extraordinary opportunity to embrace a true tree change. Whether you're dreaming of a spacious country residence, a weekend escape to share with friends, or a lifestyle property that blends home and hospitality, this remarkable property invites you to reimagine what country living could look like.
Set on an expansive 3180m² parcel in the heart of Tooma village, this is the kind of place where weekends stretch longer, evenings are shared around generous tables, and fresh mountain air becomes part of daily life.
Currently operating as a country pub, the foundations are already in place for income if desired, yet its greatest potential lies in transformation. Picture a warm and welcoming residence with room for extended family, visiting friends.
The Residence
• Six generous bedrooms and two bathrooms ideal for large families or friends
• Expansive dining areas ready to be reinvented as oversized living zones
• Games room for the kids
• A substantial commercial kitchen perfect for long lunches, shared feasts, or exploring a passion for food and wine
• Ample on-site parking, including space for caravans
With its solid bones and flexible layout, the property easily adapts to a relaxed country residence, a creative retreat, or a private lodge-style escape.
The Land & Setting
The 3180m² landholding provides scope to truly make it your own think cottage gardens, firepit areas, vegetable beds, boutique accommodation pods, or an outdoor entertaining haven under the stars. There's space here not just for a home, but for a lifestyle.
Nestled within the welcoming village of Tooma, you're positioned in the thriving Snowy Valleys tourism corridor, a region increasingly sought after for its natural beauty and relaxed pace.
Within easy reach:
• Tumbarumba's award-winning wineries, distilleries and cellar doors
• The Rail Trail and Mountain Bike Park
• Fishing, hiking and snow sports
• A flourishing food, wine and adventure scene attracting visitors year-round
Endless Possibilities
• A private country residence with room for family and friends
• A shared weekend retreat for a group of mates seeking a mountain escape
• A boutique guest house, hunting and fishing lodge, or food-focused destination
• A lifestyle property blending home, hospitality and events
Why 9 Possum Point?
Opportunities like this are rare, character-filled property with both immediate functionality and enormous lifestyle potential.
9 Possum Point isn't simply real estate. It's a chance to slow down, gather your people, and create something meaningful whether that's a beloved country home, a weekend haven, or a destination retreat in one of regional NSW's most compelling locations.
Listing description written by Mellisa Meli, Ray White Rural Tumbarumba — reproduced as published, not verified by Districts.