Novar Gardens at a glance
2,519
People
$1,450,000
Median sale
$576/wk
Median rent
2.07%
Suburb gross yield
Median sale from 7 recorded sales (last 12 months) — a Districts calculation.
SA › Novar Gardens › Windermere Ave
$1,300,000
Last sold
13 Aug 2025
4
Bedrooms
3
Bathrooms
4
Car spaces
598 m²
Land
177 m²
Building
Districts View
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
$1,300,000
13 Aug 2025 · derived via latest_sale
Sources disagree on the sale price. All recorded figures are shown in the history below — Districts does not pick a winner.
Local land rate: recorded House sales in Novar Gardens (last 5 years) with land size have a median of $1,772/m² of land (n=32). Districts calculation from recorded sales — not a valuation.
Novar Gardens at a glance
2,519
People
$1,450,000
Median sale
$576/wk
Median rent
2.07%
Suburb gross yield
Median sale from 7 recorded sales (last 12 months) — a Districts calculation.
Vs Novar Gardens
-10.3%
Median sale
Suburb $1,450,000
+0.23 pp
Gross yield
Suburb 2.07%
Suburb median $1,450,000 from 7 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Planning and Design Code
Zone
Established Neighbourhood
EN
Jurisdiction
West Torrens
West Torrens, SA
Not detected
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
SAZoned Established Neighbourhood · EN (Planning and Design Code). Official parcel area about 599 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.” Street frontage and true lot geometry are not confirmed without open cadastre. Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $576/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.
4 of 10 questions answered so far
Development optionality of this lot
KnownlowZoned Established Neighbourhood · EN (Planning and Design Code). Official parcel area about 599 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
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?
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
KnownmediumNo development applications were returned for this parcel. That is not a statement about nearby lots.
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
Novar Gardens at a glance
2,519
People
$1,450,000
Median sale
$576/wk
Median rent
2.07%
Suburb gross yield
Median sale from 7 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Hallett CoveWelcome to 11 Windermere Avenue - a bold and beautiful transformation delivering laid-back luxury and contemporary family living at its finest. Set on a generous family-sized allotment in the highly desirable Novar Gardens, this five-bedroom, three-bathroom residence is a masterclass in modern design, defined by warm natural textures, thoughtful flow, and resort-style outdoor living, with elite schooling on your doorstep.
From the moment you arrive, the crisp white façade and custom stone-cladded pillars hint at the sophisticated aesthetic within. Inside, light pours across wide herringbone floors, with a soft neutral palette and bespoke finishes elevating each space. The home's comprehensive renovation is nothing short of exquisite - a rare blend of effortless style and enduring quality.
The kitchen is a vision in minimalism - boasting sleek white cabinetry, smooth stone benchtops, brushed brass tapware, premium appliances, and a practical breakfast bar. A large servery window opens seamlessly to the alfresco bar, enhancing indoor-outdoor functionality.
Adjacent, the open-plan living and dining areas deliver warmth and flow. The living room features a charming bay window, custom TV cabinetry, and soft sheer curtains that frame the front garden. This space is perfectly scaled for family relaxation or stylish entertaining.
The four generous bedrooms are well-appointed and designed for comfort, each featuring storage and split system air conditioning. The two upstairs bedrooms offer elevated outlooks and excellent privacy - ideal for teenagers or guests - while the downstairs bedrooms are spacious and bathed in natural light, with soft window furnishings and a continuation of the herringbone flooring for design consistency. The master suite is a triumph in luxury - spacious, light-drenched, with an opulent walk-in robe and ensuite.
All three bathrooms are beautifully renovated with a refined sense of detail. Think terrazzo-style tiles, floating vanities, brass tapware, and frameless walk-in showers. The family bathroom includes a luxurious rain shower and mirrored storage cabinetry, while the master ensuite delivers an indulgent private retreat.
A full-size laundry with outdoor access, abundant built-in cabinetry throughout, and subtle design nods to mid-century warmth round out to the home's timeless appeal.
Step outside to a backyard that feels like your own private resort. Sculptural cacti and architectural landscaping meet functional living zones - including a travertine-paved terrace, lush green lawn, and expansive undercover deck with a built-in bar. Whether it's morning coffee, sunset drinks, or weekend celebrations, this space will host it all in style.
What you'll Love:
• Fully renovated 4-bedroom, 3-bathroom home on 607sqm (approx.)
• Designer kitchen with quality appliances, brushed brass tapware & breakfast bar
• Light-filled open plan living with bay windows & luxe neutral styling
• Three stylish bathrooms, all with frameless showers & premium finishes
• Herringbone timber floors throughout and soft white colour palette
• Multiple outdoor entertaining zones incl. travertine terrace, timber deck & alfresco bar
• Drought-tolerant cactus garden, raised planters & lush lawn
• Double carport with roller door + ample off-street parking
• Split-system air conditioning throughout
• Solar panel system installed
• Elite schooling on your doorstep - short stroll to Immanuel College
Located in the tightly held and family-friendly suburb of Novar Gardens, this address enjoys a prime position within easy reach of everything you need. You're moments from the convenience of Harbour Town and Glenelg's Jetty Road shopping and dining precincts, while also being close to the iconic Glenelg Beach. Top local schools include Immanuel College, St Leonard's Primary School, while nearby parks and reserves offer great places for outdoor play. Excellent public transport links, including bus routes along Morphett Road and Tapleys Hill Road, ensure seamless access to the CBD and beyond.
Auction: Saturday, 16th August 2025 at 4:30pm (USP)
Any offers submitted prior to the auction will still be under auction conditions. It is the purchaser's responsibility to seek their own legal advice and a Form 3 Cooling-Off Waiver.
To place an offer on this property, please complete this Offer Form: https://bit.ly/offerformrw
PLEASE NOTE: This property is being auctioned with no price in line with current real estate legislation. Should you be interested, we can provide you with a printout of recent local sales to help you in your value research.
The vendor's statement may be inspected at 742 Anzac Highway, Glenelg, SA 5045 for 3 consecutive business days immediately preceding the auction; and at the auction for 30 minutes before it commences.
Listing description written by Rod Smitheram, Ray White Hallett Cove — reproduced as published, not verified by Districts.