Willow Tree at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Willow Tree › 201 Warrah Creek Rd
$11,162,026
For sale
Asking
5
Bedrooms
2
Bathrooms
0
Car spaces
8,310,000 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
$11,162,026
Asking · $1/m² of land
No recorded sale for this property.
Willow Tree at a glance
No data
Median sale
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Median rent
No data
Suburb gross yield
$711,406 on top of the price (6.4% 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.
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
Willow Tree at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Davidson Cameron & Co GunnedahDistinguished Liverpool Plains Mixed Farming Holding
"Werribon" - 201 Warrah Creek Road, Willow Tree
Situated at the foothills of the Liverpool Ranges and fronting Warrah Creek, "Werribon" is a highly regarded mixed farming enterprise that captures the very best of the Liverpool Plains region. Combining fertile soils, secure water, quality improvements, and picturesque surrounds, this property is a seamless blend of productivity, accessibility and rural lifestyle.
Owned and meticulously developed by the same family for the past 26 years, "Werribon" is presented as a genuine turnkey operation, offering purchasers the opportunity to acquire a proven and exceptionally well-improved rural asset, ready for immediate production.
Location & Area
831 hectares (2,054 acres)
• 11 km to Willow Tree
• 30 km to Quirindi
• 70 km to Scone
• 80 km to Tamworth
• 350 km to Sydney
Accommodation
The primary residence is a comfortable four-bedroom weatherboard home featuring a wide timber verandah and surrounded by beautifully established gardens. The home offers a warm and practical living environment, complete with a slow-combustion wood heater, office, and studio/laundry adjoining the two-bay carport.
Complementing the main homestead is a renovated one-bedroom cottage with an inground swimming pool, set amongst mature trees and manicured gardens. Ideal for extended family, guests, or staff accommodation, the cottage provides an attractive secondary dwelling.
Both residences are accessed via a sealed driveway from the main road.
Water
Water security is a key feature of "Werribon". The property is exceptionally well watered, with troughs servicing every paddock.
A solar-powered bore pumps to three header tanks comprising one 80,000-litre tank and two 30,000-litre tanks, providing reliable reticulation throughout the property. A well connected to mains power provides additional backup capacity, while a second unequipped bore offers further development potential.
Numerous dams are strategically located throughout the grazing country, while the semi-permanent Warrah Creek provides an additional stock water source.
Soils & Topography
The soils of "Werribon" are representative of the highly regarded Liverpool Plains region and are a defining feature of the property.
Rich alluvial creek flats transition into fertile chocolate and black basalt soils, providing versatility across both grazing and cropping enterprises. The topography ranges from productive creek flats and gently undulating cultivation country through to elevated grazing land on the eastern portion of the property.
Importantly, the entire property is readily accessible by vehicle.
Livestock
The current owners have successfully operated a breeding program carrying between 150 and 200 cows and calves, with progeny traditionally finished elsewhere.
The property's combination of improved pastures, reliable water, and productive farming country also provides the opportunity to retain and finish progeny on-farm, while supporting a substantial trade cattle operation.
Farming Country
Approximately 330 hectares have been developed and dedicated to cropping during the current ownership.
The farming country is gently sloped and adjoining to the productive alluvial creek flats. The quality of the farming land is evidenced by the multiple crop production awards received by the current owners throughout their tenure.
Working Improvements
Supporting the operation is comprehensive infrastructure.
The steel cattle yards, a significant portion of which is undercover, include cattle scales and a calf cradle, and the owners have comfortably managed up to 100 cows and calves through the facility.
A large lockable workshop with a concrete floor provides excellent storage and workspace, while a total of eight bays of shedding offer substantial machinery and equipment accommodation.
Significant grain storage is provided by four silos. 1 x 100 tonne, 1 x 40 tonne, 1 x 50 tonne & 2 x 25 tonne sealed silos
Summary
"Werribon" presents a rare opportunity to secure a quality mixed farming holding within the tightly held Willow Tree district.
Meticulously developed over more than two decades of ownership, the property offers an exceptional balance of productive farming country, reliable water, quality accommodation, and operational infrastructure. Whether as a standalone enterprise or a strategic addition to an existing operation, "Werribon" possesses the scale, versatility, and appeal sought by producers.
An outstanding opportunity to secure a distinguished holding in one of New South Wales most respected and productive agricultural regions, properties of the calibre of "Werribon" are seldom offered to the market - don't miss the opportunity to secure this outstanding holding.
For further information and arrange your private inspection contact listing agent Tom Tanner 0448 462 177
Listing description written by Tom Tanner, Davidson Cameron & Co Gunnedah — reproduced as published, not verified by Districts.