West Beach at a glance
5,503
People
$1,780,000
Median sale
$565/wk
Median rent
1.65%
Suburb gross yield
Median sale from 43 recorded sales (last 12 months) — a Districts calculation.
SA › West Beach › Hurcombe St
$1,325,000
Last sold
18 Sept 2024
3
Bedrooms
2
Bathrooms
1
Car spaces
293 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
Last sold
$1,325,000
18 Sept 2024 · derived via latest_sale
Local land rate: recorded House sales in West Beach (last 5 years) with land size have a median of $2,789/m² of land (n=68). Districts calculation from recorded sales — not a valuation.
West Beach at a glance
5,503
People
$1,780,000
Median sale
$565/wk
Median rent
1.65%
Suburb gross yield
Median sale from 43 recorded sales (last 12 months) — a Districts calculation.
Vs West Beach
-25.6%
Median sale
Suburb $1,780,000
+0.57 pp
Gross yield
Suburb 1.65%
Suburb median $1,780,000 from 43 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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
SAPlanning 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.” Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $565/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. Nearby development applications are not loaded. This lot’s own applications are a separate question. 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. Net yield / holding costs are not estimated outside NSW without inventing land tax.
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
UnknownNearby development applications are not loaded. This lot’s own applications are a separate question.
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
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
West Beach at a glance
5,503
People
$1,780,000
Median sale
$565/wk
Median rent
1.65%
Suburb gross yield
Median sale from 43 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Harris Real Estate BlackwoodJust 400m from the waters' edge, this immaculate home places priority on contemporary space without the need for too much upkeep - ticking all the boxes for a secure, private and stylish sanctuary by the sea.
Positioned just footsteps to the heart of the Henley Square action but occupying a quieter position upon the banks of Linear Park and Nancy Fisher Reserve, you couldn't be better placed to soak up a laidback outdoor lifestyle along the coast.
Three liberally proportioned bedrooms, two flexible living zones and hi-spec fittings elevate this home above the contemporary standard – forming a versatile footprint fit for a growing family or those that want to lock-up and take advantage of the incredible locale waiting outside your front door.
At its heart, light-washed floating floors and soft sheer curtains bring a coastal ambience to open plan living, headlined by a polished yet completely functional kitchen boasting Smeg induction cooktop, matching electric oven, Miele dishwasher, herringbone subway-tiled splashback and a stone-topped island bench to draw everyone together at the start and end of each day.
Through sliding doors, outdoor entertaining immediately makes an impact – allowing you to relax under an alfresco that basks in that coveted north-facing orientation – fully enclosable by Ziptrak blinds and surrounded by a healthy dose of greenery to create the perfect, private mood.
Spend your weekends soaking up the sun along the coastline, teeing off on the nearby fairways or sipping on a Joe's latte as you mosey along the Esplanade from Henley to Grange – there's just no place like West Beach...
Even more to love:
• Just 400m from the seaside
• Torrens-titled c2021 Weeks build
• Secure garage with internal access
• Extra parking behind automatic electric gates
• Master with walk-in robe & ensuite
• Built-in robes to bedrooms 2 & 3
• Walk-in pantry
• Two floor-to-ceiling tiled bathrooms with stone benchtops
• Semi-freestanding bathtub & separate toilet
• Ducted & zoned R/C air conditioning
• Solar panels
• Short stroll to West Beach Kindy & Primary, zoned for popular Henley High
• Walking distance to the mecca of Henley Square, West Beach SLSC & local West Beach amenities
• 5-minutes to Star of the Sea, St. Michael's College & Harbour Town
• Just 15-minutes from the CBD
Specifications:
CT / 6251/49
Council / Charles Sturt
Zoning / GN
Built / 2021
Land / 293m2 (approx.)
Frontage / 7.62m
Council Rates / $2,117.20pa
Emergency Services Levy / $198.40pa
SA Water / $237.79pq
Estimated rental assessment: $750 - $800 p/w (Written rental assessment can be provided upon request)
Nearby Schools / West Beach P.S, Fulham North P.S, Fulham Gardens P.S, Lockleys P.S, Henley H.S
Disclaimer: All information provided has been obtained from sources we believe to be accurate, however, we cannot guarantee the information is accurate and we accept no liability for any errors or omissions (including but not limited to a property's land size, floor plans and size, building age and condition). Interested parties should make their own enquiries and obtain their own legal and financial advice. Should this property be scheduled for auction, the Vendor's Statement may be inspected at any Harris Real Estate office for 3 consecutive business days immediately preceding the auction and at the auction for 30 minutes before it starts. RLA | 226409
Listing description written by Sam Johns, Harris Real Estate Blackwood — reproduced as published, not verified by Districts.