Winston Hills at a glance
12,153
People
$1,731,000
Median sale
$785/wk
Median rent
2.36%
Suburb gross yield
Median sale from 47 recorded sales (last 12 months) — a Districts calculation.
NSW › Winston Hills › Moses Way
5
Bedrooms
5
Bathrooms
2
Car spaces
550 m²
Land
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
No verification items generated for this record.
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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Winston Hills (last 5 years) with land size have a median of $2,678/m² of land (n=104). Districts calculation from recorded sales — not a valuation.
Winston Hills at a glance
12,153
People
$1,731,000
Median sale
$785/wk
Median rent
2.36%
Suburb gross yield
Median sale from 47 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
Parramatta Local Environmental Plan 2023
Zone
Public Recreation
RE1
Jurisdiction
Parramatta
Parramatta, 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 was queried and no heritage listed area was detected on this parcel (NSW ePlanning Spatial Viewer, retrieved 1 Sept 2026). Mapped layers change — this is the strongest all-clear Districts can give, not a certificate.
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 Public Recreation · RE1 (Parramatta Local Environmental Plan 2023). Official parcel area about 556 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 $785/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 Public Recreation · RE1 (Parramatta Local Environmental Plan 2023). Official parcel area about 556 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?
KnownmediumNo 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
Winston Hills at a glance
12,153
People
$1,731,000
Median sale
$785/wk
Median rent
2.36%
Suburb gross yield
Median sale from 47 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Manor Real Estate Baulkham HillsFrench Provincial Luxury in Winston Hills – A Once-in-a-Lifetime Opportunity
Welcome to 11 Moses Way, Winston Hills, an architectural masterpiece crafted by Clever Homes, renowned for their levels of luxury and specialization in French Provincial designs. This extraordinary home offers a rare opportunity for those who appreciate refined craftsmanship, sophisticated design, and luxurious living.
From its grand façade to its meticulously curated interiors, every detail of this home has been thoughtfully designed to create a sanctuary of elegance and comfort. Situated in the highly sought-after street of Moses Way, known for its prestige, proximity to magnificent residences, and amenities, this property defines luxury living. The stunning views and breathtaking sunsets further enhance the exclusivity of this exceptional home, offering a serene backdrop to everyday life.
With easy access to top schools, shopping precincts, and parklands, this residence offers the perfect balance of tranquility and convenience.
Key Features:
Tri-Level Design & Grand French Provincial Aesthetic
• A thoughtfully designed tri-level layout that maximizes space, offering distinct zones for living, entertaining, and retreating.
• Stunning architectural façade featuring classic arched windows, intricate moldings, and a showstopping entrance.
• Statement double-height entryway with a striking feature window, setting the tone for the luxury within.
• Hallway trim moldings throughout, enhancing the French Provincial aesthetic and adding to the overall luxurious feel of the home.
• Bulkhead ceilings accompanied by ceiling skylights, flooding the home with natural light and contributing to the sense of space and grandeur.
• Sleek black Colorbond roofing, adding to the sophisticated, modern aesthetic while complementing the home's classic design.
Designer Kitchen & Entertaining Spaces
• Bespoke kitchen with a 40mm stone benchtop, fluted island, and premium gas cooktop.
• Custom cabinetry with brass handles, an integrated fridge space, and elegant glass display cupboards.
• Open-plan living and dining area, bathed in natural light, flowing seamlessly to the outdoor alfresco.
Luxurious Bathrooms & Private Retreats
• High-end bathrooms with floor-to-ceiling tiles, brushed gold fixtures, and designer lighting.
• Freestanding black-and-white bathtub, paired with a glass-framed rainfall shower and chandelier.
• Spacious bedrooms with built-in wardrobes, including a grand master suite with walk-in robe and ensuite.
Indoor-Outdoor Living & Entertaining
• Lower-level entertainment zone featuring a stunning pool, dedicated cinema room, and versatile multipurpose space, offering the ultimate setting for outdoor living and entertaining, complemented by an inbuilt outdoor BBQ.
• Lush landscaped gardens complementing the home's elegance and charm.
Additional Premium Features
• Elegant black-framed windows enhancing the classic French Provincial aesthetic.
• Coffered ceilings and decorative wall paneling throughout, adding depth and character.
• Feature lighting in all living areas and components of the house, creating an ambiance of warmth and luxury while highlighting the home's exquisite details.
• Family living area boasting a stunning fireplace, creating a cozy and inviting space perfect for relaxing and entertaining.
• Combination of PVC shutters and timeless curtains, offering both privacy and style while maintaining the home's refined charm.
• Double car garage with ample storage and seamless street appeal.
This home is more than just a residence-it's a statement of prestige and timeless beauty, nestled among magnificent homes in one of Winston Hills' most desirable streets. The surrounding residences and amenities underscore the unparalleled luxury of this address, making it an opportunity not to be missed.
Don't miss your chance to own this stunning home-contact Jesse Chain from Manor Real Estate on 0450 454 572 to arrange your private inspection today.
Disclaimer: The above information has been gathered from sources that we believe are reliable. However, we cannot guarantee the accuracy of this information and nor do we accept responsibility for its accuracy. Any interested parties should rely on their own enquiries and judgment to determine the accuracy of this information for their own purposes. Images are for illustrative and design purposes only and do not represent the final product or finishes.
Listing description written by Jesse Chain, Manor Real Estate Baulkham Hills — reproduced as published, not verified by Districts.