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 PropertyA New Year, A New Home — Completion Expected March 2026
Construction is progressing on schedule, with this striking new residence set for completion in March 2026, offering the ideal opportunity to secure a brand-new home or investment for the year ahead.
Located within the sought-after Forestoak Estate, this architecturally designed home combines contemporary style with elevated, low-maintenance living. Thoughtfully designed to complement the natural slope of the site, the home delivers strong street appeal, warm material finishes, and a functional floorplan tailored to modern lifestyles. European Oak engineered flooring adds natural sophistication, complemented by quality Holland blinds and security screens throughout.
Positioned in a flood-free location and exceptionally close to key infrastructure, including Lismore Base Hospital, St Vincent’s Hospital and Southern Cross University, this address offers both peace of mind and everyday convenience.
Upon completion, the home is anticipated to achieve a rental return of $850–$895 per week, making it equally attractive to investors and owner-occupiers.
At the heart of the home is a light-filled open-plan living, dining and kitchen zone, where generous glazing captures leafy district views and enhances the sense of space. The designer kitchen features stone benchtops, a stone splashback and quality Vatti appliances, flowing seamlessly to a covered outdoor courtyard ideal for year-round entertaining.
Accommodation includes three well-proportioned bedrooms, each with European built-in wardrobes. The master suite is a private retreat, complete with a walk-in robe and stylish ensuite featuring stone-topped vanities, quality tiling and modern tapware. The main bathroom mirrors these finishes, with a frameless shower and clean, contemporary design.
Practical inclusions support easy-care living, including a 5000L water tank, instant gas hot water, NBN-ready connectivity, a double garage with internal access, concrete driveway and professional landscaping.
Set in the thriving suburb of Goonellabah, the home enjoys a peaceful, family-friendly setting close to shops, medical facilities, parks and well-regarded local schools. Elevated on a ridge-top position, it captures a scenic outlook while remaining just minutes from Lismore’s city centre.
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 with internal access
• 5000L water tank and instant gas hot water
• Concrete driveway, landscaping and security screens
• Flood-free location close to major infrastructure including Lismore Base Hospital, St Vincent’s Hospital and Southern Cross University
• Set within the boutique Forestoak Estate
• Expected rental return of $850–$895 per week
• Scheduled for completion in March 2026
An excellent opportunity to secure a high-quality new home in one of Goonellabah’s most desirable emerging neighbourhoods. If this property aligns with your lifestyle aspirations or investment goals, we invite you to enquire today.
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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