Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
$1,760,000
For sale
Asking
4
Bedrooms
1
Bathrooms
3
Car spaces
5,989.348 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
$1,760,000
Asking · $294/m² of land
No recorded sale for this property.
Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
Vs Berry
+13.7%
Median sale
Suburb $1,547,500
-0.38 pp
Gross yield
Suburb 3.15%
Suburb median $1,547,500 from 28 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$82,679 on top of the price (4.7% 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 Berry'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 $936/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 2.8%. 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
Berry at a glance
3,254
People
$1,547,500
Median sale
$936/wk
Median rent
3.15%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Raine & Horne BerryPositioned in one of Berry's most sought-after lifestyle locations, this exceptional 1.49-acre property offers the perfect balance of privacy, convenience, and recreation, all within approximately 1km to the heart of Berry. Surrounded by established gardens, mature trees and lush lawns, the property provides a peaceful sanctuary with multiple outdoor spaces designed for relaxation and entertaining. Enjoy highly desirable escarpment views that form a stunning backdrop to the property, enhancing the sense of tranquillity and connection to the natural landscape. Backing directly onto reserve land adjoining Broughton Creek, the setting is both picturesque and incredibly unique.
The beautifully updated split-level residence offers a generous family living with four bedrooms, separate lounge and dining rooms, and an inviting casual living area centred around a slow-combustion fireplace. Expansive entertaining areas at both the front and rear of the home create seamless indoor-outdoor living throughout the seasons. Storage and vehicle accommodation are exceptional, with a large lock-up garage beneath the home incorporating workshop and storage space, an attached three-car carport, plus a separate high-clearance carport ideal for a boat, caravan or additional vehicles.
Offering broad appeal across a range of buyer categories, this versatile property is equally suited to owner-occupiers seeking a permanent residence, those searching for the perfect weekend retreat, or investors looking to secure a quality asset in a highly sought-after location. The property has operated as a highly successful Airbnb, offering an immediate and compelling opportunity for buyers seeking lifestyle and income without the setup.
A unique feature of the property is the rustic Balinese-style pavilion tucked amongst the gardens, creating a relaxed retreat away from the main residence. Complete with a spa, slow-combustion fireplace and sheltered sitting area, it's the perfect place to unwind after a day on the water or simply soak in the peaceful surrounds and escarpment views. Directly beyond the rear boundary, the reserve provides access to a boat ramp on Broughton Creek, opening up endless opportunities to explore the Shoalhaven River and surrounding waterways. With large rural holdings surrounding the property, you'll enjoy an enviable sense of space, privacy and tranquillity rarely found so close to town.
A truly special lifestyle opportunity where country charm, waterfront recreation and village convenience come together. To secure your private viewing, contact:
Tim Muckenschnabl 0407 356 631
Susie Timbs 0414 767 707
Listing description written by Tim Muckenschnabl, Raine & Horne Berry — reproduced as published, not verified by Districts.