Larnook at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$950,000–$970,000
For sale
Asking range
5
Bedrooms
3
Bathrooms
5
Car spaces
8,093.713 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
$950,000–$970,000
Asking range · $117/m² of land
No recorded sale for this property.
Larnook at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$41,029 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. 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.
0 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
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
Larnook at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Nimbin Hills Real EstateThis sensational property is affectionately known by locals as “The Billen Opera House" and for good reason. Architecturally bespoke and with no expense spared in achieving a truly beautiful home indoors and out, the long-term owners are offering this beauty for sale in order to downsize. The quality build of this passive solar house makes it stand it out from the crowd. With pole construction and a mix of straw bales and sawment walls, combined with artistic architectural features, from interestingly shaped windows to the finely dressed and partially exposed poles supporting the main structure, the effect is organic, stylish and comfortable. Add to this the curved walls of the huge swimming pool area and the colour palette & finishes befitting a glossy magazine article, you’ll love the ‘feel’ this property offers. There’s an eclectic mix of building styles, many reflecting the Swiss heritage and extensive travels of the owners, but I hasten to add that ALL blend and play off each other to create a harmonious and aesthetically beautiful home.
The 2 STOREY HOME offers plenty of options for use. With a self-contained studio you can house guests or enjoy a passive income by renting it permanently or for Air BnB. The resort-like appeal of the property would work brilliantly for small retreats or as a healing center.
THE HOME’S INTERIOR: Once inside you can feel the effects of a home well insulated. Visiting on a warm day, one could feel the immediate ‘leveling’ of the outdoor temperature without putting the home’s air-conditioning on. Being a solar passive home, the same occurs in winter even without starting the big wood fire which is the centerpiece of the living area. But then who doesn’t love the ambiance of a winter fire?
The MAIN HOME houses a sizeable entrance hall, the kitchen, living and bathroom downstairs and three bedrooms with a walk-in closet upstairs. Beautiful Hardwood floors on both levels combined with Scandinavian overlay in the living room, and timber framed vista-facing glass sliding doors, as well as semi-exposed timber poles to add warmth to the white colour palette.
The large chefs’ KITCHEN has storage galore and large eat-in dining space (open-plan but privately placed away from the living area). Indoor/Outdoor kitchen with glass doors to deck. Sleek white cabinetry, gas cooking, stone benchtops and high-end appliances
The cozy LIVING ROOM has a woodfire for warmth along with a reverse cycle air-conditioner, a sandstone-faced wall supporting the staircase, exposed beams and natural timber poles, views across the valley and opens to the stupendous pool and entertainment area.
The MAIN BATHROOM is located downstairs housing a bath, separate shower and flush toilet.
The recently added MASTER BEDROOM SUITE is privately positioned on the South side of the main house. With access via the verandah it has its own deck overlooking the distant hills and the resplendent gardens. The room is large and light with a massive walk-in dressing room/wardrobe with smoked glass closets and a luxurious ensuite bathroom with designer bathtub & garden views.
UPPER LEVEL: For a family, upstairs there’s three more bedrooms (one currently used as an office) plus a storage room, and one bedroom has access to a balcony. Each has built in robes or shelves, with feature-shaped windows.
DECKS & VERANDAHS & PATIOS: – Beautifully designed in oiled timber with stainless wire balustrades wrap 2 sides of the home in varying widths for architectural interest and practicality, as well as an open entrance deck, upstairs balconies, and a guesthouse split-level patio. And from any of these deck or patio areas you can soak in the magical greenery and majestic views. The verandah overlooking the resort-style pool is wide enough for a party, and of course the paved pool surrounds are vast!
ENTERTAINMENT SPACES & GUEST QUARTERS: From the entertainers’ deck the line of sight is cast over the massive pool area to a separate building housing fabulous guest facilities including a bedroom, bathroom, kitchenette, outdoor laundry and an outdoor entertainers’ kitchen complete with pizza oven…all set on split-levels for your enjoyment of the outdoor spaces. There are multi-level nooks and sitting/dining areas.
The GARAGE AND SHED is a fabulous 14.9M X 7.2 M space with 2 car garage and workshop area catering for all your needs.
THE LAND: The 2 acres is partially forested but leaves ample room for gardens and has multiple established fruit trees to enjoy. The gentle slope affords views of the Mackellar Ranges through and over the canopy of the gorgeous trees.
THE COMMUNITY
Billen Cliffs Village is Strata Titled; therefore, banks will lend on these properties. Encompassing almost 800 acres it has 115 x 2 acre lots and has been established for 40 years. Good access and internal roads. As an owner you will have access to common land including forests, cliffs & creeks, as well as the use of Community Hall, library and community café and general store. Family friendly and with a wide range of ages you will be sure to find your tribe on Billen. In the interests of protecting native fauna, Billen Cliffs does not allow cats and dogs to live on the community. The benefits of which you will experience when you see the relaxed wallabies lying around the lawns, echidnas, brush turkeys, pademelons and birdlife in abundance.
• Fully off grid with 13.5kw solar system, 12-volt battery for upstairs lights and solar hot water with gas backup.
• 88kl tanks for rain water
• Septic system
• School buses to all local public and private schools including Steiner
• 28km to Nimbin. 23km to Kyogle. 34km to Lismore all on sealed roads.
• 74km to Ballina Airport
• 80km to Byron Bay
Call Jacqui on 0439 15 6666 to arrange your inspection.
Listing description written by Jacqui Smith, Nimbin Hills Real Estate — reproduced as published, not verified by Districts.
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