Forbes at a glance
8,163
People
$470,000
Median sale
$408/wk
Median rent
4.51%
Suburb gross yield
Median sale from 42 recorded sales (last 12 months) — a Districts calculation.
NSW › Forbes › Racecourse Rd
$300,000–$330,000
For sale
Asking range
0
Bedrooms
0
Bathrooms
0
Car spaces
32,000 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
$300,000–$330,000
Asking range · $9/m² of land
No recorded sale for this property.
Forbes at a glance
8,163
People
$470,000
Median sale
$408/wk
Median rent
4.51%
Suburb gross yield
Median sale from 42 recorded sales (last 12 months) — a Districts calculation.
Vs Forbes
-36.2%
Median sale
Suburb $470,000
+2.56 pp
Gross yield
Suburb 4.51%
Suburb median $470,000 from 42 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.
$12,499 on top of the price (4.2% 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 Forbes'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 $408/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. No recorded off-street parking — often a discount versus the suburb median for the same beds.
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 7.1%. 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
UnknownArea
Forbes at a glance
8,163
People
$470,000
Median sale
$408/wk
Median rent
4.51%
Suburb gross yield
Median sale from 42 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Flemings Property Services BoorowaFlemings Forbes is pleased to present this 3.2 hectare (approx. 8 acre) lifestyle/hobby block to the market.
Positioned in a peaceful and well-regarded area not far from town, this versatile block offers an excellent opportunity to create your ideal rural lifestyle. With a natural, seasonal creek line, easy access, and flexibility for future improvements, the property provides both space and potential in a very convenient location.
Features include:
- 3.2 hectares (approx. 8 acres) of usable land
- Seasonal creek line running through the property, carrying natural runoff from the Forbes Ski Dam to the Lachlan River
- Power available for connection from poles located across the road
- Stock fencing in place with a combination of new and original boundary fencing
- Owners previously had used the land for horses, sheep and cattle
- Single access gate with established entry point
- Quiet and friendly rural setting with well regarded neighbouring properties
- Approximately 4km* to Forbes Post Office and just 1km* to the ski dam (Source: Google Maps)
Offering space, flexibility and a relaxed rural atmosphere, this property presents an ideal opportunity for those looking to build (subject to council approval), establish a hobby farm or secure a lifestyle holding close to town.
Contact Flemings Forbes today to arrange an inspection!
All information contained here is gathered from sources we believe to be reliable. However, we cannot guarantee its accuracy and interested persons should rely on their own enquiries.
Listing description written by Chris Ryan, Flemings Property Services Boorowa — reproduced as published, not verified by Districts.
NSW 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.