Upper Barron at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
QLD › Upper Barron › Hemmings Ln
$1,998,000
For sale
Asking
4
Bedrooms
3
Bathrooms
4
Car spaces
80,000 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
$1,998,000
Asking · $25/m² of land
No recorded sale for this property.
Upper Barron at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$107,832 on top of the price (5.4% 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: Queensland schedules from 2026-07-01. Ongoing council rates and land tax are not included.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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.
For more information on this property, visit Queensland Globe.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
QLDPlanning 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.” Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
Current comparable rental listings within 400 m of this lot are not loaded. Nearby development applications are not loaded. This lot’s own applications are a separate question. 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. Net yield / holding costs are not estimated outside NSW without inventing land tax.
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.
0 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
Upper Barron at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Sibi Girgenti Real EstateEscape to your own private riverside retreat at 161 Hemmings Lane Upper Barron, a picturesque 8ha property with rare Barron River frontage, complete with waterfalls, swimming holes, and even resident platypus. Mostly cleared with small pockets of pristine rainforest as well as being mostly fenced, this is a truly special lifestyle holding. The property is set well back from the road further enhancing it tranquility and close connection with nature as the property boundaries onto state forest and endangered Mabi rain forest.
The property features a recently completed custom designed steel frame Colourbond home. A separate one bedroom colourbond dwelling shares the 13kW solar system and is supported by ample rainwater tanks, offering an Eco-conscious, low-cost lifestyle with reliable water access. Very private with no visible neighbors, the home is positioned to make the most of the river frontage, with the outdoor entertaining area that captures the peaceful outlook over the property.
The main home enjoys open plan living with three bedrooms, a built-in fireplace, beautiful Qld maple custom made entrance doors, and a well appointed butler's pantry adjoining the spaciously designed kitchen. The main bathroom includes a separate shower and bathtub, while the master bedroom boasts a walk-in robe and spacious ensuite. A very well appointed laundry with generous storage adds practicality, and the expansive outdoor entertaining area overlooking the river is the perfect place to relax, host friends and family, and soak up the tranquil surrounds.
The approved one-bedroom dwelling is ideal for extended family, guests, or rental income. It offers one bedroom, one bathroom, and open plan living with polished concrete floors and a stylish feature wall in the living area. A back patio area provides a private outdoor space to enjoy the setting, and there is two-car accommodation for added convenience.
Infrastructure is a real highlight, with a new, fully enclosed Colourbond shed measuring approximately 19.5m x 8m x 4.3m, complete with lean-to and 3 phase power, providing excellent storage for vehicles, machinery, or workshop space.
PROPERTY FEATURES:
· The main bedroom features a ensuite, walk-in wardrobe, and private access to the patio
· Elegant built-in fireplace creating a warm and inviting living space
· Well-appointed butler's pantry providing additional storage and functionality
· Ducted air conditioning and ceiling fans throughout both dwellings for year-round comfort
· Separate fully equipped studio dwelling with all essential amenities, offering versatile living options
· Elevated position bordering state forest and endangered Mabi Rainforest
· Secluded and private location
· Exclusive Barron river frontage with swimming holes and waterfalls
· Set upon 20 Acres with compelling lifestyle
· Conveniently located 10 mins from Atherton township
· Thoughtfully designed open plan steel frame colourbond 3 bed, 2 bath home
· Second 1 bed, 1 bath open plan colourbond residence
· New fully enclosed 19.5m x 8m x 4.3m colourbond shed with lean to and power connected
· 6 rain water tanks securing ample water supply
This is a rare chance to secure an idyllic, riverfront lifestyle property in the sought-after Upper Barron area – for those seeking seclusion with a genuine connection with nature.
For Further Information or to arrange your private inspection contact Exclusive agent Rino Gava on 0427 779 086
Listing description written by Rino Gava, Sibi Girgenti Real Estate — reproduced as published, not verified by Districts.
Nearby development applications are not loaded. This lot’s own applications are a separate question.
Honest achievable rent
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.