256 Run-O-Waters Drive, Run-O-Waters NSW 2580
256 Run-O-Waters Drive, Run-O-Waters NSW 2580
8.5 acres | north-east aspect | solar pool | 4-car garaging | no rear neighbours
On the larger end of its estate, this 3.44-hectare property is defined by space and openness. A north-east aspect captures morning sun, and the absence of rear neighbours means the outlook over Goulburn is uninterrupted. The house itself was constructed around a decade ago, with a master suite placed apart from three additional bedrooms and two living zones that open toward a solar-heated pool. For a family wanting acreage living without isolation, the configuration works well: children can have their own wing, vehicles and trailers are absorbed by four-car garaging, and the town centre and Canberra Expressway are minutes away. This property is best suited to owner-occupiers seeking a semi-rural lifestyle on a genuinely large block, rather than investors or those wanting a low-maintenance urban house.
The value may be supported by the rarity of an 8.5-acre block close to Goulburn, but the price might be tempered by a finish level that appears functional rather than luxury. Planning considerations typical of semi-rural land, such as bushfire management controls, could affect insurance and approval expectations, and the buyer pool may be narrower than for conventional suburban houses. These factors might lengthen the marketing period, although the landholding gives it a distinct position among local acreage offerings.
>> Comparable Sales: 213 Run-O-Waters Drive sold $975,000; 208 Run-O-Waters Drive sold $760,000 in March 2020 | Property Price Band: $1.5M-$1.6M | Value Drivers: land size, newer build, pool and garaging
Detailed Independent Property Report prepared by PropCred Analyst team for 256 Run-O-Waters Drive, Run-O-Waters NSW 2580
Checks found:
Value Risk
2
Liquidity Risk
Planning Risk
Income Risk
1
Execution Risk
URL has been copied successfully!
Market Insight
Run-O-Waters, in the Goulburn Mulwaree region, is a low-volume, premium rural market where the median house price sits at $1,450,000 despite a -3.33% annual capital decline. Demand is driven by older, established Australians-predominantly 50–69 year-old professionals and managers with upper-middle incomes-seeking lifestyle acreage, reflected in a +28.4% population surge between 2011 and 2016. The past year recorded just 14 house sales, weighted toward 4 and 5-bedroom properties, with March 2026 transactions on Bonnett Dr, Knowlman Rd, and Run-O-Waters Dr ranging from $1.31M to $1.92M. Stock levels tight, down 12.5% year-on-year, and prolonged turnover on key streets signals limited forced selling, though the high entry price and negative growth highlight affordability constraints and rate sensitivity. Future appreciation depends on sustained migration from the nearby Canberra and Sydney corridors, but thin liquidity and demographic concentration present clear valuation risk.
URL has been copied successfully!
PropCred Estimated Value
Bedrooms
2
Bathroom
1
Parking
-
Land
3.44 ha
URL has been copied successfully!