Merriwa at a glance
1,858
People
$445,000
Median sale
$403/wk
Median rent
4.71%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
NSW › Merriwa › 5518 Golden Hwy
$2,100,000–$2,200,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
0
Car spaces
955,300 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
$2,100,000–$2,200,000
Asking range · $2/m² of land
No recorded sale for this property.
Local land rate: recorded Rural Property sales in Merriwa (last 5 years) with land size have a median of $1/m² of land (n=8). Districts calculation from recorded sales — not a valuation.
Merriwa at a glance
1,858
People
$445,000
Median sale
$403/wk
Median rent
4.71%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Vs Merriwa
+371.9%
Median sale
Suburb $445,000
-3.71 pp
Gross yield
Suburb 4.71%
Suburb median $445,000 from 15 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.
$101,379 on top of the price (4.8% 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 Merriwa'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 $403/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. No recorded off-street parking — often a discount versus the suburb median for the same beds.
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 1.0%. 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
Merriwa at a glance
1,858
People
$445,000
Median sale
$403/wk
Median rent
4.71%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Nutrien Harcourts Scone and MerriwaLocated just 5km west of Merriwa on the Golden Highway, 'Windermere' presents an outstanding opportunity to secure a highly productive rural holding in the tightly held Merriwa district.
Spanning 95.53 hectares (236 acres), the property features softly undulating to gently sloping arable country with high-quality rich volcanic red and black basalt soils - renowned for their productivity and reliability.
PROPERTY HIGHLIGHTS
Location:
• 5km west of Merriwa
• Sealed road access via Golden Highway
• Elevated position with sweeping views over the Merriwa Valley
Land & Soils:
• 236 acres (95.53ha)
• Softly undulating to gently sloping
• Fertile volcanic basalt soils
Water Security:
• Fully equipped bore (approx. 24m deep; water level at 15m)
• Pumps approx. 300 gallons/hour to large storage tank
• Gravity-fed stock troughs & garden supply
• Numerous rainwater storage tanks
Fencing & Grazing:
• Subdivided into two main paddocks
• Conservative carrying capacity of approx. 50 cows & calves, or 80 steers
The Homestead:
Built in 1983, the spacious and thoughtfully designed brick veneer homestead offers:
• 4 generous bedrooms
• Main bedroom with walk in robe
• 3 bedrooms have built in robes
• 2 bathrooms
• Large open living area
• Separate formal dining room
• Wood fire heating
• Ducted reverse-cycle air conditioning
• Ducted vacuum system
• Office
• Walk in pantry
• Attached lock-up garage
• Expansive outdoor entertaining area
Set amongst established gardens, the home captures breathtaking views across the Merriwa Valley, combining comfort with country charm.
Improvements:
• Steel cattle/sheep yards
• Storage shed
• Two machinery storage sheds
Agent's Remarks:
The offering of 'Windermere' is a rare opportunity to acquire approximately 236 acres only minutes from town, featuring a quality-built four-bedroom home, established gardens, highly productive soils, secure water supply, and outstanding valley views.
Properties of this calibre and proximity to Merriwa seldom come to market.
Arrange your inspection today with the exclusive agents, Nutrien Harcourts Scone. Contact Gavin Beard on 0438 452 810 or Maddy Teague on 0417 542 490 for more details.
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All information contained herein is gathered from sources we deem to be reliable and has been prepared to assist solely in the marketing of this property. While all care is taken to ensure otherwise, we cannot guarantee its accuracy and do no more than pass the information on. All interested parties should make and rely on their own enquiries. All images are indicative of the property only.
Listing description written by Gavin Beard, Nutrien Harcourts Scone and Merriwa — reproduced as published, not verified by Districts.
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