Watsons Creek at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Watsons Creek › Roseneath Rd
$2,500,000
For sale
Asking
5
Bedrooms
2
Bathrooms
3
Car spaces
16,400,000 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
$2,500,000
Asking · $0/m² of land
No recorded sale for this property.
Watsons Creek at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$123,379 on top of the price (4.9% 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.
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.
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 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. 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.
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
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
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
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
Watsons Creek at a glance
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Median sale
No data
Median rent
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Suburb gross yield
Listing material
Listed by Davidson Cameron & Co GunnedahRoseneath
Roseneath rd
Watsons Creek-Tamworth
1,640 Ha - 4,050 acres
A block with scope and a mile of potential. A historical property with a Walk in walk out deal offered !!!
Location: Well situated 28km to Manilla, 35 km to Bendemeer and 75 km to Tamworth NSW. Located at the foothills of the New England.
Improvements: The improvements consist of 2 homes. The first home is a well built 5 br hardiplank home with a lot of living space. This home offers sweeping views over the valley and is surrounded by a well established garden. The second home is a 1940's renovated 3 br home with a beautiful garden and well established trees throughout the yard. Other improvements consist of a 3 stand elec woolshed, steel cattle yards, timber and steel sheep yards, an enclosed 10m x 10m hayshed, machinery shed and workshop, carports and numerous other shedding.
The Country: Roseneath has been leased for the last 5 years and has been fully destocked since the 1st of February 2026. The country is undulating with steeper hills. Natural pastures throughout the property which is subdivided into approximately 50 paddocks. Approximately 88% basalt and 12 % granite soils present. A large amount of fencing on the property is new clipex fencing equipment. Most of the fencing is hinge joint plain and barb and some netting. There is approximately 300 acres of arable pasture country with another 1500 acres of well shaded undulating grazing country which could be further developed.
Water: A good 35 inch rainfall for the area with over 40 dams and spring fed creeks and a bore.
Livestock Operations: The property has been run as a mixed farm operation with both sheep and cattle. Ideal breeding or backgrounding block with the potential of building the property up to 300 cows and calves with further pastoral and land management. Work needs to be carried out to improve production on Roseneath. Full list of machinery and plant and mapping available in the Information Memorandum which can be emailed upon request.
Inspection by appointment only. Contact Simon Burke today! 0427 634 341
Listing description written by Simon Burke, Davidson Cameron & Co Gunnedah — reproduced as published, not verified by Districts.