New Lambton at a glance
10,909
People
$1,400,000
Median sale
$701/wk
Median rent
2.60%
Suburb gross yield
Median sale from 59 recorded sales (last 12 months) — a Districts calculation.
NSW › New Lambton › Alma Rd
$850,000–$935,000
For sale
Asking range
2
Bedrooms
2
Bathrooms
1
Car spaces
113 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
$850,000–$935,000
Asking range · $7,522/m² of land
No recorded sale for this property.
New Lambton at a glance
10,909
People
$1,400,000
Median sale
$701/wk
Median rent
2.60%
Suburb gross yield
Median sale from 59 recorded sales (last 12 months) — a Districts calculation.
Vs New Lambton
-39.3%
Median sale
Suburb $1,400,000
+1.69 pp
Gross yield
Suburb 2.60%
Suburb median $1,400,000 from 59 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.
$36,529 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 New Lambton'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 $701/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 4.3%. 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
New Lambton at a glance
10,909
People
$1,400,000
Median sale
$701/wk
Median rent
2.60%
Suburb gross yield
Median sale from 59 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Presence Real EstateStep into a lifestyle that many dream of but few ever secure. Positioned within the landmark Belvedere complex in the heart of New Lambton Village, and completed in 2021, this exceptional apartment combines everyday convenience with thoughtful design, creating a home that feels effortlessly liveable from the moment you arrive.
First impressions start at the beautifully maintained communal garden - a sunny tranquil spot where you can relax with a coffee, enjoy a casual meal outdoors or catch up with neighbours and friends. From here, secure lift entry whisks you up to your apartment, where a calm, neutral palette immediately sets a relaxed tone.
The entry hallway is both welcoming and practical, guiding you past a wall of open shelving - ideal for styling your favourite books and treasures - along with a cleverly designed study nook and neatly concealed laundry.
Move naturally into the open-plan living and dining area, where full-height glass doors flood the space with natural light that shifts beautifully throughout the day. The floor plan has been carefully laid out, with the lounge and both bedrooms opening directly onto the generous full-width balcony. This seamless connection extends your living space outdoors and frames wonderful district views stretching towards the city skyline. There's ample room for an outdoor dining setting and BBQ, allowing you to create a true all-weather alfresco zone - whether it's morning coffee in the sun, relaxed weekend brunches or evening drinks as the city lights begin to twinkle.
At the heart of the living area is a stylish, highly functional kitchen. Featuring sleek stone benchtops quality Ilve appliances and generous storage, this is a space where both everyday cooking and more ambitious culinary endeavours feel effortless.
The luxe feel continues in the bedrooms. The spacious master includes a large built-in robe with excellent storage, while the second bedroom is equally well-equipped. Each bedroom has access to its own private bathroom, giving a sense of privacy and retreat that's ideal for couples, downsizers, flat mates or visiting guests. Both bathrooms are fully tiled and equipped with walk-in rainfall showers, floating vanities, and practical mirrored cabinet storage.
At the end of a busy day, you can take the lift up to the Belvedere's rooftop terrace - a communal space where you can unwind under the stars and soak up the sparkling city outlook. Additional features like the dedicated secure car space, storage cage, ducted air-conditioning, ceiling fans and secure building access all contribute to this truly low-maintenance, lock-up-and-leave, or stay-and-play lifestyle.
Outside your front door, New Lambton Village offers an incredibly warm and welcoming community feel. Stroll to fabulous local eateries, boutique shops and everyday conveniences. Grab your coffee in Lambton Lane or settle for a leisurely lunch at Too Hands - a local favourite. You're also perfectly positioned to access transport links, major shopping centres, parks and entertainment, making this address as practical as it is desirable. Come and take a look today!
Features include:
• Premium thoughtfully designed apartment in the exclusive Belvedere complex, a unique development in leafy New Lambton village.
• Open-plan living area with full-height glass doors bringing the outdoors in.
• Spacious full-width balcony, with district views stretching toward the city skyline – perfect for entertaining or relaxation.
• Sleek contemporary kitchen equipped with stone benchtops, pantry and premium Ilve appliances including a dishwasher.
• Both bedrooms include built-in storage and are equipped with ceiling fans for comfort.
• Two elegant, tiled bathrooms, with rainfall showers, floating vanities and handy mirrored storage.
• Built-in shelving for storing your treasured books and treasures and a handy study nook.
• Ducted zoned air-conditioning and ceiling fans for seasonal climate comfort.
• Concealed laundry, secure entry, lift access, car space and storage cage.
• Two communal spaces include a lovely ground-floor garden area and a rooftop terrace with city skyline views.
• Near to fabulous eateries, boutique shops, shopping centres, schools, parklands and an extensive range of entertainment venues.
Outgoings:
Council rates - $1,644 p.a. approx.*
Water rates - $841 p.a. approx.*
Strata rates - $1,830 p.q. approx.*
Disclaimer:
All information provided by Presence Real Estate in the promotion of a property for either sale or lease has been gathered from various third-party sources that we believe to be reliable. However, Presence Real Estate cannot guarantee its accuracy, and we accept no responsibility and disclaim all liability in respect of any errors, omissions, inaccuracies or misstatements in the information provided. Prospective purchasers and renters are advised to carry out their own investigations and rely on their own inquiries. All images, measurements, diagrams, renderings and data are indicative and for illustrative purposes only and are subject to change. The information provided by Presence Real Estate is general in nature and does not take into account the individual circumstances of the person or persons objective financial situation or needs.
Listing description written by Gabrielle Coleman, Presence Real Estate — reproduced as published, not verified by Districts.
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