Narrandera at a glance
4,420
People
$454,250
Median sale
$382/wk
Median rent
4.37%
Suburb gross yield
Median sale from 10 recorded sales (last 12 months) — a Districts calculation.
NSW › Narrandera › Larmer St
$1,195,000
For sale
Asking
9
Bedrooms
4
Bathrooms
1
Car spaces
1,811 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
$1,195,000
Asking · $660/m² of land
No recorded sale for this property.
Narrandera at a glance
4,420
People
$454,250
Median sale
$382/wk
Median rent
4.37%
Suburb gross yield
Median sale from 10 recorded sales (last 12 months) — a Districts calculation.
Vs Narrandera
+163.1%
Median sale
Suburb $454,250
-2.71 pp
Gross yield
Suburb 4.37%
Suburb median $454,250 from 10 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$52,054 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 Narrandera'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 $382/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 1.7%. 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
Narrandera at a glance
4,420
People
$454,250
Median sale
$382/wk
Median rent
4.37%
Suburb gross yield
Median sale from 10 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Glenn Preston Real EstateA very unique opportunity to secure a property with endless possibilities awaits the astute purchaser.
Located within a short stroll from the Narrandera CBD, this property would be perfect as an Airbnb, residence with subsidiary income or just a straight-out investment property.
Three of the units have been extensively renovated and in doing so have kept their original character and charm whilst the fourth allows you to add your own stamp on this amazing property.
90 Larmer Street, Narrandera
The only unit which hasn't been renovated but allows you to add your own finishing touches.
Consist of two bedrooms, large living area, kitchen, bathroom and private yard. Currently rented at $300 per week.
92 Larmer Street, Narrandera
Features three large bedrooms, large living area, kitchen with dishwasher, combined bathroom/laundry and private yard. Currently rented at $450 per week.
94 Larmer Street, Narrandera
Could be considered the pick of the four units with its large living area and unique features.
Contains two bedrooms, loungeroom with gas heater, large living area, spacious kitchen which includes island bench and dishwasher.
This unit includes separate studio, undercover outdoor area, private yard and lock-up garage. Currently rented at $500 per week.
96 Larmer Street, Narrandera
With its west facing front verandah and open outlook, this unit is loaded with character and looks across to Narrandera's CBD.
The unit includes two good size bedrooms, loungeroom with gas heater, large living area, spacious kitchen, separate bathroom and laundry, the large private yard includes a lock-up shed and outside toilet. Currently rented at $420 per week.
OVERVIEW
Each unit has many extra's, with all renovated units having ceiling fans to all bedrooms and split systems throughout. Opportunities such as this are rare, so give this property some serious thought.
From all of us at Glenn Preston Real Estate, we wish you every success in your search for your home. If you would like more detail on this home or to chat about one of the many other properties we have available please call or email us today.
Listing description written by Glenn Preston, Glenn Preston Real Estate — reproduced as published, not verified by Districts.