Muswellbrook at a glance
12,605
People
$621,250
Median sale
$548/wk
Median rent
4.59%
Suburb gross yield
Median sale from 164 recorded sales (last 12 months) — a Districts calculation.
NSW › Muswellbrook › Brook St
$710,000–$730,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
1
Car spaces
1,657 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
$710,000–$730,000
Asking range · $428/m² of land
No recorded sale for this property.
Muswellbrook at a glance
12,605
People
$621,250
Median sale
$548/wk
Median rent
4.59%
Suburb gross yield
Median sale from 164 recorded sales (last 12 months) — a Districts calculation.
Vs Muswellbrook
+14.3%
Median sale
Suburb $621,250
-0.58 pp
Gross yield
Suburb 4.59%
Suburb median $621,250 from 164 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$30,229 on top of the price (4.3% 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Muswellbrook'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 $548/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 4.0%. 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
Muswellbrook at a glance
12,605
People
$621,250
Median sale
$548/wk
Median rent
4.59%
Suburb gross yield
Median sale from 164 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Powered by Smile Elite NSWIf you've been searching for a home that offers room for the whole family today and exciting possibilities for tomorrow, this spacious two-storey residence deserves your attention.
Positioned on a generous 1,657 sqm level block in one of Muswellbrook's most convenient locations, this versatile home combines multiple living areas, generous accommodation and exceptional outdoor space, all within easy reach of schools, shopping, the hospital and sporting facilities.
Upstairs is designed for comfortable everyday living. The warm timber kitchen is the heart of the home, featuring ample bench and cupboard space, a pantry, dishwasher, microwave shelf and a wrap-around breakfast bar that's perfect for busy family mornings or casual entertaining. The adjoining family and dining area creates an easy flow, while the spacious lounge room provides a peaceful retreat, complete with split-system air conditioning and direct access to the covered balcony overlooking the expansive backyard. A separate room offers even more flexibility, making an ideal formal dining room, home office or additional living space.
The upper level also includes three generous bedrooms, all with built-in wardrobes (two with a cute little display shelf and drawers) along with a well-appointed family bathroom featuring both a separate bath and shower. Ceiling fans in two of the bedrooms add extra comfort throughout the warmer months.
Downstairs opens the door to a wealth of possibilities. A fourth bedroom, separate sitting room and dedicated study or home office create the ideal space for teenagers seeking independence, visiting guests, extended family or those running a business from home. A second accessible bathroom and laundry complete this level, making the layout particularly well suited to multi-generational living or future dual occupancy potential, subject to council approval.
Car enthusiasts, tradies and hobbyists will appreciate the large garage with internal access, complemented by an oversized workshop and storage room. There's also plenty of off-street parking, with space for a caravan, boat, trailer or additional vehicles.
Step outside and you'll discover this property's greatest assets. The backyard offers opportunities for children to play, pets to roam, keen gardeners to expand the existing raised garden beds or families to simply enjoy having room to breathe. Entertaining is easy with both a covered patio downstairs and a covered balcony upstairs, giving you outdoor living options throughout the seasons. At the front, enjoy the water catchment creek that runs through the yard.
For buyers with an eye on the future, the substantial allotment provides exciting development potential, with scope for subdivision or further improvements, subject to council approval. Whether you're looking for your forever family home or an investment with outstanding opportunities to add value, this is a property that offers options rarely found in today's market.
Homes that combine generous family living, incredible flexibility and future development potential are becoming increasingly difficult to find, and fly off the market, so don't miss this outstanding opportunity! Contact us today to arrange your inspection and discover everything this exceptional property has to offer before someone else beats you to it.
- 1,657 sqm level block
- Flexible layout
- Four plus generous bedrooms
- Two well-appointed bathrooms
- Three flexible living areas
- Timber kitchen with pantry, breakfast bar
- Covered patio and balcony
- Large garage plus workshop
- Room for caravan or boat
- Walk to schools and shops
- Development potential (STCA)
- Central Muswellbrook location
Disclaimer: All information contained herein is obtained from property owners or third-party sources, which we believe are reliable. We have no reason to doubt its accuracy; however, we cannot guarantee it. All interested person/s should rely on their own enquiries.
Listing description written by Alex Bussell, Powered by Smile Elite NSW — reproduced as published, not verified by Districts.