Hamilton at a glance
4,666
People
$1,230,000
Median sale
$817/wk
Median rent
3.45%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
$1,400,000
Last sold
24 Sept 2024
4
Bedrooms
2
Bathrooms
2
Car spaces
486.9 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
$1,400,000
24 Sept 2024 · derived via latest_sale
Local land rate: recorded House sales in Hamilton (last 5 years) with land size have a median of $4,124/m² of land (n=94). Districts calculation from recorded sales — not a valuation.
Hamilton at a glance
4,666
People
$1,230,000
Median sale
$817/wk
Median rent
3.45%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Vs Hamilton
+13.8%
Median sale
Suburb $1,230,000
-0.42 pp
Gross yield
Suburb 3.45%
Suburb median $1,230,000 from 33 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
NSWPlanning 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.” 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 $817/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.
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
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?
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
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 at a glance
4,666
People
$1,230,000
Median sale
$817/wk
Median rent
3.45%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Walkom Real EstateNestled in a prime spot for enjoying Beaumont Street's vibrant dining and shopping scene, this classic brick and tile home is perfectly positioned for families. With easy access to several schools and just a little over five minutes to Newcastle CBD and stunning beaches, it offers a lifestyle that's hard to beat. Whether you choose to enjoy its current day spaces or transform it into your dream home, the possibilities are yours to explore.
Original character touches like the brick fireplace and ornate cornices add charm, while thoughtful updates over the years by only two owners ensure modern comfort. Set on a 486.9sqm block with R3 zoning, this four-bedroom, two bathroom home is in a non-heritage area, giving you the freedom to put your personal stamp on it. Why not consider some contemporary updates or even extend into the yard to add more space? You could also follow the lead of neighbouring homes and build up, adding a second storey to capture even more space and light (all subject to council approval).
With everything from dining to shopping within easy reach, convenience is at your doorstep. Enjoy a meal at The Greenroof or Bennett Hotel or explore the variety of cafes and restaurants along Beaumont Street, where you'll find great coffee and food from all corners of the globe. This home is all about lifestyle and location-ready and waiting for you to make it your own.
- Classic brick and tile home on 486.9sqm block with R3 Medium Density zoning
- Freshly painted inside and out
- Split system a/c and gas heating to open plan lounge and dining
- Kitchen with gas cooktop, under bench oven, dishwasher
- Three bedrooms with built-in robes, fourth bedroom/study
- Main bathroom with shower over bathtub, large laundry room with second shower & w/c
- Covered alfresco entertaining area with sink, overlooks level yard
- Electric gated driveway to tandem garage
- Electric external shutters throughout
- 950m - Hamilton Public School, 1.6km - Merewether High, 800m - SFX, 1300m- Newcastle High
- 3km/7mins to Bar Beach and Honeysuckle
Outgoings:
Water: *$916pa + usage
Council: *$3,000pa
* approximates only
(We have obtained all information used in the preparation of this document from third party sources however, we cannot guarantee the accuracy or currency of this information. Prospective purchasers and their advisors are advised to carry out and rely on their own enquiries and investigations in relation to the information in this document and the property it concerns.)
Listing description written by Ben Jarvis, Walkom Real Estate — reproduced as published, not verified by Districts.