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
$925,000
For sale
Asking
3
Bedrooms
2
Bathrooms
2
Car spaces
430 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
$925,000
Asking · $2,151/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Goonellabah (last 5 years) with land size have a median of $968/m² of land (n=114). Districts calculation from recorded sales — not a valuation.
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
+20.9%
Median sale
Suburb $765,000
-0.67 pp
Gross yield
Suburb 3.86%
Suburb median $765,000 from 121 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$39,904 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 3.2%. 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 PropertySet within the sought-after Forestoak Estate, this architecturally designed residence delivers a refined balance of contemporary style, functionality and low-maintenance living. Thoughtfully crafted to complement the natural slope of the site, the home showcases strong street appeal, warm material finishes and a well-considered floorplan suited to modern lifestyles.
European Oak engineered flooring brings natural warmth and sophistication, complemented by quality Holland blinds and security screens throughout. Positioned in a flood-free location, the home offers both peace of mind and exceptional convenience, just moments from Lismore Base Hospital, St Vincent’s Hospital and Southern Cross University.
At the heart of the home, a light-filled open-plan living, dining and kitchen zone creates a welcoming sense of space. Generous glazing captures leafy district views, while the designer kitchen features stone benchtops, a matching stone splashback and quality Vatti appliances. This central living area flows seamlessly to a covered outdoor courtyard, ideal for year-round entertaining.
Accommodation comprises three well-proportioned bedrooms, each appointed with European built-in wardrobes. The master suite offers a private retreat, complete with a walk-in robe and a stylish ensuite featuring stone-topped vanities, quality tiling and modern tapware. The main bathroom reflects the same level of finish, with a frameless shower and clean, contemporary design.
Practical inclusions enhance everyday ease, including a 5000L water tank, instant gas hot water, NBN connectivity, a double garage, a concrete driveway and professionally landscaped surrounds.
Located in the thriving suburb of Goonellabah, the home enjoys a peaceful, family-friendly setting close to shops, medical facilities, parks and well-regarded schools. Elevated on a ridge-top position, it captures a pleasant outlook while remaining just minutes from Lismore’s city centre.
With completion anticipated in late May 2026 and an estimated rental return of $850–$895 per week, the property presents a compelling opportunity for both investors and owner-occupiers seeking quality, convenience and long-term value.
Features include:
• 3 bedrooms, 2 modern bathrooms
• European Oak engineered flooring
• Open-plan living, dining and kitchen with quality appliances
• Covered courtyard for outdoor entertaining
• Master suite with walk-in robe and ensuite
• Double garage
• 5000L water tank and instant gas hot water
• Concrete driveway, landscaping and security screens
• Flood-free location close to major infrastructure
• Set within the boutique Forestoak Estate
• Strong estimated rental return of $850–$895 per week
An excellent opportunity to secure a high-quality home in one of Goonellabah’s most desirable emerging neighbourhoods. We invite you to enquire for further information.
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: Images provided are artist impressions based on approved plans and are indicative only. While every effort has been made to ensure accuracy and a realistic representation, finishes, materials and layout may vary upon completion. Buyers are encouraged to rely on their own enquiries.
Listing description written by Louise Spencer, Spencer Group Property — reproduced as published, not verified by Districts.
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