Hamilton South at a glance
3,846
People
$1,460,000
Median sale
$350/wk
Median rent
1.25%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
NSW › Hamilton South › Hibberd St
$1,235,000
Last sold
23 May 2025
4
Bedrooms
2
Bathrooms
2
Car spaces
663 m²
Land
Districts View
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
Last sold
$1,235,000
23 May 2025 · derived via latest_sale
Local land rate: recorded House sales in Hamilton South (last 5 years) with land size have a median of $3,212/m² of land (n=71). Districts calculation from recorded sales — not a valuation.
Hamilton South at a glance
3,846
People
$1,460,000
Median sale
$350/wk
Median rent
1.25%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Vs Hamilton South
-15.4%
Median sale
Suburb $1,460,000
+0.22 pp
Gross yield
Suburb 1.25%
Suburb median $1,460,000 from 15 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Newcastle Local Environmental Plan 2012
Zone
Private Recreation
RE2
Jurisdiction
Newcastle
Newcastle, NSW
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.
The official layer maps a heritage listed area touching the boundary of this parcel — at the edge, not across it (NSW ePlanning Spatial Viewer, retrieved 31 Aug 2026). Verify the mapped extent against the title before relying on it either way — this is not an all-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
NSWZoned Private Recreation · RE2 (Newcastle Local Environmental Plan 2012). Official parcel area about 665 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. 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 $350/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.
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.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned Private Recreation · RE2 (Newcastle Local Environmental Plan 2012). Official parcel area about 665 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
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?
KnownmediumOfficial parcel about 665 m² — land size can look like optionality. No material overlays were returned that would explain a discount. That is not proof the price is fair. Nearby DAs, easements, and flood-layer gaps can still explain a cheap-looking listing — those are not all loaded.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. 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
UnknownNo DA adapter returned applications 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
Hamilton South at a glance
3,846
People
$1,460,000
Median sale
$350/wk
Median rent
1.25%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White CharlestownNestled within a desirable pocket of Hamilton South just moments from Broadmeadow Racecourse, this spacious family home delivers a relaxed lifestyle in a sensational location that simply cannot be beat.
Upon entry, the versatile floorplan comprises of an open lounge, dining and sunroom where natural light floods every corner creating a warm, inviting atmosphere throughout. Whether you're unwinding in the cosy living room by the gas fireplace or preparing meals in the incredibly functional kitchen, every aspect of the interior has been thoughtfully considered.
Appealing to families searching for their forever home, there is plenty of room to grow with an additional lounge room and separate family room, maximising on living space. Creating a perfect scene for entertaining, the back decking areas overlook the in-ground pool and the fully fenced grass yard boasts ample space for kids to play.
Parents will be enticed by the upstairs retreat, separate to the remaining bedrooms downstairs. The retreat offers a huge bedroom, large built-in wardrobe and full-length verandah showcasing glimpses from its northeasterly aspect towards the Racecourse.
Offering a turn key opportunity with room to update and modernise, families will be delighted by the simplicity of moving straight in and enjoying the lifestyle on offer. Located close to the vibrant Beaumont Street dining and shopping hub, Merewether Public & High Schools, local parks & playgrounds and plenty of dining options including, this home will be sure to impress.
• Private facade surrounded by established gardens
• Quaint front patio
• Open plan lounge, dining & sunroom
• Lounge room includes gas fireplace
• Kitchen with stone bench tops, breakfast bar, dishwasher, large pantry, gas cooking, ample storage & bench space
• Additional living areas open onto yard & pool area
• Family room includes built-in storage & benches
• Fantastic parents retreat; bedrooms, built-in robe, verandah
• Beautiful northeasterly views from verandah
• Bedroom 2 includes built-in desk, built in wardrobe & ceiling fan
• Bed 3 & 4 includes built-in wardrobes & ceiling fans
• Large laundry boasts lots of storage and bench space, additional WC
• Bathroom includes bath & shower
• Northeast facing backyard
• Grassed yard area, ample space for kids to play
• Fully fenced yard with shade sail
• Double garage with workshop/storage area
• Loft area currently used as a large home gym
• Outdoor hot & cold shower
• Additional off street car accomodation to the double garage
Listing description written by Mary Sparkes, Ray White Charlestown — reproduced as published, not verified by Districts.