Gobbagombalin at a glance
2,859
People
$860,000
Median sale
$711/wk
Median rent
4.30%
Suburb gross yield
Median sale from 66 recorded sales (last 12 months) — a Districts calculation.
NSW › Gobbagombalin › River Rd
For sale
For sale
13
Bedrooms
5
Bathrooms
17
Car spaces
735,300 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
No recorded sale price for this property yet.
Gobbagombalin at a glance
2,859
People
$860,000
Median sale
$711/wk
Median rent
4.30%
Suburb gross yield
Median sale from 66 recorded sales (last 12 months) — a Districts calculation.
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 $711/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
UnknownArea
Gobbagombalin at a glance
2,859
People
$860,000
Median sale
$711/wk
Median rent
4.30%
Suburb gross yield
Median sale from 66 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Macarthur Real Estate Agency9 River Road, Gobbagombalin presents a rare opportunity to acquire one of the largest rezoned residential land holdings to come to market in regional New South Wales in recent years.
Comprising two parcels totalling approximately 74 hectares, the property has been rezoned from rural to residential under the Wagga Wagga Local Environmental Plan 2010 and carries an Urban Release Area designation, placing it within the city's committed long-term growth corridor. With rezoning complete, an incoming owner can proceed directly to subdivision planning and infrastructure delivery.
Due diligence indicates a yield potential of 300 to 500 residential lots, with an optimal range of 400 to 440 lots, supporting a master-planned community outcome of genuine scale. Approximately 40 hectares sits above the flood line and is available for residential development. Approximately 32 hectares of floodplain - provides substantial open space and amenity within the overall landholding.
The land itself is among the most desirable in the Wagga Wagga growth corridor. Gently elevated with a gradual slope, it offers natural drainage, ease of civil construction, and the ability to create streets and allotments with outlook and amenity that flat land simply cannot deliver. Panoramic views extend across the Murrumbidgee River valley and surrounding landscape, providing a point of distinction that will support premium lot pricing at the sales stage. Proximity to the vibrant Wagga CBD - approximately 5km - places this well within the range buyers and renters actively seek, without the density constraints of established suburbs.
For a developer, these are the fundamentals that drive both margin and marketability:
- desirable land, a natural outlook, gentle topography that keeps civil costs manageable, and a location close enough to services that every lot is genuinely liveable from day one.
- the Northern Growth Area the focus of $70.8 million in committed NSW Government and Council infrastructure investment, including a $21.23 million sewer capacity upgrade directly serving this corridor.
Wagga Wagga's residential land market continues to strengthen. The median finished lot price reached $315,000 in 2024/25, up 6.78% year on year. Rental vacancy sits at 0.6%, well below the 3% threshold considered indicative of a balanced market. Population is projected to grow from approximately 70,700 today to over 82,000 by 2046, underpinned by sustained investment in defence, health, education, and transport infrastructure.
Four existing dwellings are in place, providing holding income during the delivery phase.
Property Features:
- 74 hectares rezoned residential (R1 General Residential, Urban Release Area)
- Approximately 40 hectares above flood line, available for development
- 300-500 lot yield potential, optimal 400-440 lots
- Elevated, gentle sloping land with panoramic views to the Murrumbidgee River
- Natural drainage characteristics favourable for civil construction
- Approximately 5km to Wagga Wagga CBD
- Approximately 32 hectares of floodplain providing open space amenity
- Four existing dwellings providing holding income
- $70.8M committed infrastructure investment in the Northern Growth Area
- Established and planned school zones, retail precincts, and community facilities nearby
The property is offered for sale by Expression of Interest closing Thursday 25 June 2026.
An Information Memorandum is available to qualified parties upon request.
** Agent's Interest Declared **
Disclaimer:
In preparing this advertisement, we have used our best endeavours to ensure the information contained is true and accurate, but accept no responsibility or liability in respect to any errors, omissions, inaccuracies or misstatements contained. Prospective purchasers should rely on their own enquiries to verify the information contained in this advertisement. Photographs may be digitally enhanced for advertising.
Listing description written by Lachlan Day, Macarthur Real Estate Agency — reproduced as published, not verified by Districts.
NSW 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.