Halls Head at a glance
16,453
People
$974,000
Median sale
$661/wk
Median rent
3.53%
Suburb gross yield
Median sale from 152 recorded sales (last 12 months) — a Districts calculation.
WA › Halls Head › Adriana Way
$1,100,000
For sale
Asking
4
Bedrooms
2
Bathrooms
2
Car spaces
611 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
$1,100,000
Asking · $1,800/m² of land
No recorded sale for this property.
Halls Head at a glance
16,453
People
$974,000
Median sale
$661/wk
Median rent
3.53%
Suburb gross yield
Median sale from 152 recorded sales (last 12 months) — a Districts calculation.
Vs Halls Head
+12.9%
Median sale
Suburb $974,000
-0.41 pp
Gross yield
Suburb 3.53%
Suburb median $974,000 from 152 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$51,691 on top of the price (4.7% 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: Western Australia schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Pre-filled with Halls Head'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
WAWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 611 m² — that is not official geometry. 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 for this property.
Rental
No advertised rent is recorded. Suburb median rent $661/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 for this property. 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 3.1%. 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. 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
UnknownWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 611 m² — that is not official geometry.
Nearby development pipeline
UnknownNearby development applications are not loaded for this property.
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.
Nearby
Area
Halls Head at a glance
16,453
People
$974,000
Median sale
$661/wk
Median rent
3.53%
Suburb gross yield
Median sale from 152 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Cocolane Real EstateKaren Bryant from Cocolane Real Estate is delighted to welcome you to 11 Adriana Way, Halls Head. Positioned in one of Halls Head's sought-after coastal pockets, just one street from the beach, this 4 bedroom, 2 bathroom home sits on a generous 611sqm block and offers the perfect balance of space, comfort and flexibility for modern family living.
Located within the highly desirable Seascapes precinct, you'll enjoy being only minutes from pristine beaches, walking trails, quality schools, local shopping, parks and the Mandurah Country Club, embracing the relaxed coastal lifestyle Halls Head is renowned for.
Stepping through the front door, you're immediately welcomed by a wide entrance that sets the tone for the generous proportions found throughout the home. High ceilings enhance the sense of space, while recessed ceilings in the theatre and kitchen add a touch of elegance. LED downlights throughout create a bright, contemporary ambience, seamlessly complementing the home's design.
Privately positioned at the front of the home, the master suite offers a peaceful retreat complete with a walk-in robe and a spacious ensuite featuring a large jet spa bath and double vanity, creating the perfect place to relax and recharge.
Also positioned at the front of the home is an exceptionally generous theatre room, offering a spacious and versatile second living area. Perfect for family movie nights, watching the big game, entertaining guests or simply escaping for some quiet time, it provides valuable additional living space that every growing family will appreciate.
At the heart of the home is an open-plan kitchen, dining and family area where everyday living and entertaining come together with ease. Featuring a central island bench, gas cooktop, gas oven, dishwasher, tiled splashback and pantry, the kitchen overlooks the main living areas so you're always part of the conversation.
Flowing seamlessly from the living area is a spacious games room that offers incredible versatility. Whether it's a billiards room, teenagers' retreat, home gym or additional entertaining space, this adaptable room evolves effortlessly with your family's needs.
Designed with family living in mind, the private rear wing provides an ideal retreat for children or teenagers. Three generously sized bedrooms with built-in robes are complemented by a central family bathroom and a versatile activity room, offering flexibility as a children's lounge, home office, study or creative space.
Practicality has also been carefully considered, with a spacious laundry, separate powder room, multiple linen cupboards, ducted reverse-cycle air conditioning and an oversized double garage with an adjoining storeroom, providing excellent storage for growing families.
Step outside and discover an entertainer's dream. The expansive pitched patio overlooks a sparkling saltwater swimming pool with a tranquil waterfall feature, while the commercial-grade stainless steel outdoor kitchen, complete with a vented rangehood, creates the perfect setting for year-round entertaining with family and friends.
Property Features You'll Love:
• Built in 2006 by Gemmill Homes
• Ducted reverse cycle air conditioning
• Saltwater below-ground swimming pool
• Commercial-grade stainless steel outdoor kitchen
• Outdoor shower
• 25-solar-panel system
• Blow-in insulation
• Gas instantaneous hot water system
• Garden shed
• Automatic reticulation
Homes offering this combination of generous proportions, multiple living zones and exceptional outdoor entertaining are becoming increasingly difficult to find. Just moments from the beach and surrounded by everything that makes Halls Head so desirable, this is a home where family memories are waiting to be made.
For more information or to arrange a private inspection, contact exclusive Agent, Karen Bryant from Cocolane Real Estate today on 0438 817 887 - where signature service meets standout results.
Karen Bryant
Cocolane Real Estate
Director | Sales | Licensee
0438 817 887
karen.bryant@cocolanere.com.au
DISCLAIMER: Every effort has been made to ensure the accuracy of the information provided. However, neither the Agent, the client, nor their representatives guarantee its correctness. Interested parties are encouraged to conduct their own enquiries and verify all details. The information provided is not intended to form part of any contract.
Listing description written by Karen Bryant, Cocolane Real Estate — reproduced as published, not verified by Districts.