Goonellabah at a glance
13,862
People
$765,000
Median sale
$568/wk
Median rent
3.86%
Suburb gross yield
Median sale from 121 recorded sales (last 12 months) — a Districts calculation.
NSW › Goonellabah › Tulipwood Ave
$895,000
For sale
Asking
3
Bedrooms
2
Bathrooms
2
Car spaces
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
$895,000
Asking
No recorded sale for this property.
Goonellabah at a glance
13,862
People
$765,000
Median sale
$568/wk
Median rent
3.86%
Suburb gross yield
Median sale from 121 recorded sales (last 12 months) — a Districts calculation.
Vs Goonellabah
+17.0%
Median sale
Suburb $765,000
-0.56 pp
Gross yield
Suburb 3.86%
Suburb median $765,000 from 121 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$38,554 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.
Pre-filled with Goonellabah'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 $568/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 3.3%. 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
Goonellabah at a glance
13,862
People
$765,000
Median sale
$568/wk
Median rent
3.86%
Suburb gross yield
Median sale from 121 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Spencer Group PropertyNow under construction and scheduled for completion in October 2026, 1/7 Tulipwood Avenue presents an outstanding opportunity to secure a brand-new two storey home within the highly regarded Forestoak Estate.
Architecturally designed to complement the natural slope of the land, this contemporary three-bedroom home blends elevated style with low-maintenance practicality across two thoughtfully designed levels. Clean modern lines, warm textures and carefully curated finishes create a refined yet welcoming aesthetic, ideal for both owner-occupiers and investors.
European Oak engineered flooring anchors the interiors with natural warmth, while quality Holland blinds and security screens enhance comfort and privacy throughout. Positioned in a flood-free location, just moments from Lismore Base Hospital, St Vincent’s Hospital and Southern Cross University, the address offers both peace of mind and everyday convenience.
At the heart of the home, a light-filled open-plan living, dining and kitchen zone delivers seamless functionality. Generous glazing enhances natural light and outlook, while the designer kitchen features stone benchtops, a stone splashback and quality Vatti appliances, combining style with everyday practicality.
Accommodation includes three well-proportioned bedrooms with European-style built-in wardrobes. The master suite is positioned as a private retreat, complete with a built-in robe and stylish ensuite featuring stone-topped vanities, quality tiling and contemporary tapware. The main bathroom mirrors these refined finishes, maintaining a cohesive and modern aesthetic throughout.
Sustainability and long-term efficiency have been carefully considered, with inclusions such as a 5000L water tank, instant gas hot water and NBN-ready connectivity. Buyers also have the opportunity to personalise the home through a range of optional upgrades, including the addition of a 10kW battery-ready solar system for $9,500, among other available enhancements designed to further improve energy performance and comfort.
Send us an enquiry to receive the Forestoak 3-Bed Eco-Luxury Home Inclusions and Options.
Additional practical features include a double garage, concrete driveway and professional landscaping. The property is accessed via a shared driveway with 2/7 Tulipwood Avenue, creating a neat and cohesive streetscape presentation.
Located in the thriving suburb of Goonellabah, the home enjoys close proximity to shops, parks, schools and essential services, while capturing the elevated character that defines the Forestoak Estate.
Features include:
• 3 bedrooms, 2 modern bathrooms
• Two storey home design
• European Oak engineered flooring
• Open-plan living, dining and kitchen with Vatti appliances
• Stone benchtops and stone splashback
• Master suite with built-in robe and ensuite
• Double garage
• 5000L water tank and instant gas hot water
• Concrete driveway, landscaping and security screens
• Shared driveway access with 2/7 Tulipwood Avenue
• Optional 10kW battery-ready solar system available for $9,500
• Flood-free location close to major infrastructure
• Positioned within the boutique Forestoak Estate
• Completion expected October 2026
An exceptional opportunity to secure a high-quality new home in one of Goonellabah’s emerging lifestyle pockets.
Disclaimer
Spencer Group has taken all reasonable steps to ensure the accuracy of the information provided. However, no warranty is given and no liability is accepted for any errors, omissions or misstatements. Prospective purchasers should undertake their own due diligence.
Please note: As the home is under construction, some images or descriptions may be indicative only, and the final finishes or layout may vary. Buyers are encouraged to conduct their own inspections and rely on those findings.
Listing description written by Louise Spencer, Spencer Group Property — reproduced as published, not verified by Districts.
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