Tahmoor at a glance
9,219
People
$977,750
Median sale
$550/wk
Median rent
2.93%
Suburb gross yield
Median sale from 86 recorded sales (last 12 months) — a Districts calculation.
NSW › Tahmoor › Thirlmere Way
For sale
For sale
6
Bedrooms
3
Bathrooms
2
Car spaces
589 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.
Local land rate: recorded House sales in Tahmoor (last 5 years) with land size have a median of $1,385/m² of land (n=87). Districts calculation from recorded sales — not a valuation.
Tahmoor at a glance
9,219
People
$977,750
Median sale
$550/wk
Median rent
2.93%
Suburb gross yield
Median sale from 86 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 $550/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
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
Tahmoor at a glance
9,219
People
$977,750
Median sale
$550/wk
Median rent
2.93%
Suburb gross yield
Median sale from 86 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by LJ Hooker PictonThis is not your standard new build.
Freshly completed on a large, level 589m² block, this impressive home has been constructed with an emphasis on space, quality and premium finishes, offering a substantial four-bedroom main residence plus a beautifully appointed two-bedroom secondary dwelling.
With approximately 330m² under the roofline, the additional size is immediately noticeable through larger bedrooms, generous living areas, excellent storage and an oversized alfresco.
Quality Throughout
The main residence offers 4 bedrooms, 2 bathrooms plus a separate powder room. The master suite features a large walk-in wardrobe and stunning ensuite.
High-quality finishes feature throughout, including designer lighting, premium flooring, quality windows, high-end stone surfaces and beautifully finished bathrooms with floor-to-ceiling tiles, recessed niches and floating vanities.
At the heart of the home is the impressive open-plan kitchen, dining and living area. The kitchen features extensive stone benchtops, 900mm cooktop and oven, quality cabinetry and a massive butler's pantry incorporating the laundry and abundant storage.
Living areas flow directly onto the generous 7.2m x 3m alfresco, complete with outdoor kitchen and ceiling fan – perfect for year-round entertaining.
Separate Two-Bedroom Secondary Dwelling
Importantly, the secondary dwelling continues the same high standard of finish and offers two bedrooms, modern kitchen and bathroom, generous living space, reverse-cycle air conditioning and its own separate backyard.
This creates excellent flexibility for extended family, adult children or purchasers seeking an additional rental income opportunity.
Property Highlights
Brand-new, freshly completed home
Large level 589m² block
Approximately 330m² under roof
4-bedroom main residence + 2-bedroom secondary dwelling
6 bedrooms in total
Premium kitchens, bathrooms and flooring
Large master suite with walk-in wardrobe and ensuite
Massive butler's pantry/laundry
900mm cooking appliances
Floor-to-ceiling bathroom tiles
Designer lighting and quality fixtures throughout
7.2m x 3m alfresco with outdoor kitchen
Ducted reverse-cycle air conditioning
Separate backyard to secondary dwelling
Close to schools, shops and sporting facilities
An Excellent Investment Opportunity
For investors, a brand-new dual-living property provides the potential for two income streams while new construction may also provide access to eligible depreciation and capital works deductions. Buyers should obtain independent taxation advice regarding their individual circumstances and any future CGT implications.
Built to a Higher Standard
What sets this property apart is the size, specification and quality of finish. This is not simply another standard project home – considerable thought and additional investment have gone into creating larger spaces, upgraded kitchens and bathrooms, premium finishes and exceptional indoor/outdoor living.
When comparing properties, compare more than the bedroom count – compare the size, inclusions and quality. This is a brand-new home built to a standard designed to impress.
Listing description written by Melika McEachern, LJ Hooker Picton — reproduced as published, not verified by Districts.
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