Heddon Greta at a glance
4,601
People
$910,000
Median sale
$620/wk
Median rent
3.54%
Suburb gross yield
Median sale from 37 recorded sales (last 12 months) — a Districts calculation.
NSW › Heddon Greta › Merion Circuit
$720,000–$780,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
1
Car spaces
304 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
$720,000–$780,000
Asking range · $2,368/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Heddon Greta (last 5 years) with land size have a median of $1,243/m² of land (n=93). Districts calculation from recorded sales — not a valuation.
Heddon Greta at a glance
4,601
People
$910,000
Median sale
$620/wk
Median rent
3.54%
Suburb gross yield
Median sale from 37 recorded sales (last 12 months) — a Districts calculation.
Vs Heddon Greta
-20.9%
Median sale
Suburb $910,000
+0.94 pp
Gross yield
Suburb 3.54%
Suburb median $910,000 from 37 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.
$30,679 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Heddon Greta'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 $620/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 4.5%. 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
Heddon Greta at a glance
4,601
People
$910,000
Median sale
$620/wk
Median rent
3.54%
Suburb gross yield
Median sale from 37 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Clarke & Co Estate AgentsProperty Highlights;
- A contemporary duplex home with premium inclusions and beautiful valley views
- Mitsubishi split system air conditioning in the main bedroom and living area, plus ceiling fans
- Quality tile and carpet flooring, LED downlights and roller blinds
- Open plan living and dining area flowing to the alfresco
- Gourmet kitchen featuring 20mm Caesarstone benchtops, an island bench with a breakfast bar, soft close cabinetry, plumbing to the fridge, Artusi appliances and a built-in pantry
- Four bedrooms, all with built-in wardrobes for convenient storage
- A private ensuite and a family bathroom with a shower, a built-in bath and a separate WC
- Covered alfresco with LED downlighting overlooking the fully fenced low maintenance backyard
- Single garage with internal access to the home
Outgoings:
Council Rates: $2,200 approx. per annum
Water Rates: $851.37 approx. per annum
Rental Return: $670 approx. per week
Enjoying beautiful views across the valley, this modern brick and Colorbond roof duplex delivers an outstanding opportunity for first home buyers, downsizers and investors seeking low maintenance living without compromising on comfort. Thoughtfully designed with four bedrooms, quality finishes and a functional open plan layout, this home is ready to be enjoyed from day one.
Positioned within the ever popular suburb of Heddon Greta, this address places Kurri Kurri just a short drive away for shopping, dining and everyday essentials. The nearby Hunter Expressway provides seamless access to Newcastle, Lake Macquarie and the Hunter Valley's renowned wineries, ensuring commuting and weekend adventures are equally convenient.
Arriving at the home, a grassed front yard with an established low maintenance garden creates a welcoming first impression, while the attached single garage offers the convenience of internal access. Stepping inside, quality tile and carpet flooring, LED downlights and roller blinds create a modern and inviting interior.
The main bedroom is appointed with a built-in wardrobe, Mitsubishi split system air conditioning, a ceiling fan with a light and a well appointed ensuite featuring a shower, a toilet and a 20mm stone topped vanity with soft close cabinetry.
Three additional bedrooms are each fitted with built-in wardrobes and ceiling fans with lights, providing comfortable accommodation for the whole family. The main bathroom features a built-in bathtub, a shower and a 20mm stone topped vanity with soft close cabinetry, while a separate WC adds further everyday practicality.
Sure to impress, the kitchen has been thoughtfully designed with 20mm Caesarstone benchtops, a large island bench with breakfast bar seating, soft close cabinetry, a tiled splashback, a dual sink, plumbing to the fridge and a built-in pantry. Quality Artusi appliances, including an oven, an electric cooktop, a rangehood and a dishwasher, complete this stylish and highly functional space.
The open plan living and dining area offers a relaxed setting for everyday life, enhanced by a ceiling fan with a light, Mitsubishi split system air conditioning and a glass sliding door opening to the covered alfresco.
Outside, the undercover alfresco area is finished with LED downlighting and overlooks a fully fenced backyard with a low maintenance grassed lawn, offering a lovely space to enjoy the outdoors with minimal upkeep.
Combining modern finishes, a practical floor plan and a picturesque valley outlook with the ease of low maintenance living, this quality duplex presents an outstanding lifestyle opportunity ready to move in and enjoy. We encourage our clients to contact the team at Clarke & Co Estate Agents without delay to arrange their inspections.
Why you'll love where you live;
- Within a short drive of Kurri Kurri for all of your daily needs
- 20 minutes from Maitland CBD and Green Hills Shopping Centre, offering an impressive range of retail, dining and entertainment options
- 45 minutes from the CBD and beaches of Newcastle
- An easy drive to the Hunter Expressway, connecting you to all the sights and delights of the Hunter Valley or the shores of Lake Macquarie with ease
Disclaimer:
All information contained herein is gathered from sources we deem to be reliable. However, we cannot guarantee its accuracy and interested persons should rely on their own enquiries.
Listing description written by Nick Clarke, Clarke & Co Estate Agents — reproduced as published, not verified by Districts.