Hamilton Hill at a glance
13,180
People
$1,032,000
Median sale
$628/wk
Median rent
3.16%
Suburb gross yield
Median sale from 111 recorded sales (last 12 months) — a Districts calculation.
WA › Hamilton Hill › Amberley Way
$1,280,000
Last sold
30 Jan 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
419 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
$1,280,000
30 Jan 2026 · derived via latest_sale
Local land rate: recorded House sales in Hamilton Hill (last 5 years) with land size have a median of $1,794/m² of land (n=118). Districts calculation from recorded sales — not a valuation.
Hamilton Hill at a glance
13,180
People
$1,032,000
Median sale
$628/wk
Median rent
3.16%
Suburb gross yield
Median sale from 111 recorded sales (last 12 months) — a Districts calculation.
Vs Hamilton Hill
+24.0%
Median sale
Suburb $1,032,000
-0.61 pp
Gross yield
Suburb 3.16%
Suburb median $1,032,000 from 111 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
WAWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 419 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 $628/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.
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
UnknownWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 419 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
Hamilton Hill at a glance
13,180
People
$1,032,000
Median sale
$628/wk
Median rent
3.16%
Suburb gross yield
Median sale from 111 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by One ResidentialDESIGNED FOR TODAY'S LIFESTYLE!
Privately nestled at the rear within what is already a quiet street setting, this quality-built modern 4 bedroom 2 bathroom single-level residence delivers the perfect blend of style, comfort and an effortless low-maintenance lifestyle.
Designed for flexibility and flow, its clever floor plan adapts to your family's every need - offering space where it counts and easy entertaining when it matters most. Off the entry, a spacious master suite is the obvious pick of the bedrooms with its separate "his and hers" walk-in wardrobes, gorgeous white plantation window shutters and connecting ensuite bathroom - large walk-in rain/hose shower, twin-vanity basins, under-bench storage, toilet and all.
Nearby double doors reveal a separate fourth bedroom / theatre room / studio that is brilliant in its versatility and can be whatever you want it to be, depending on your personal needs. An expansive open-plan kitchen, dining and family area is where most of your casual time will be spent and boasts a built-in double-door storage pantry, ample cupboard space, sparkling stone bench tops, an island breakfast bar with double sinks, an integrated stainless-steel microwave, an integrated range hood and exceptional gas-cooktop, under-bench-oven and dishwasher appliances.
The second and third bedrooms both have built-in robes and are separated by a practical main family bathroom (with a shower, separate bathtub and under-vanity cupboards) and an adjacent second toilet. The neighbouring laundry - complete with decent built-in over-head and under-bench cupboard storage - extends outside for drying.
Sliding-stacker doors - off the family room - seamlessly reveal a fantastic under-cover alfresco courtyard that encourages tranquil outdoor entertaining. It spills out to a secluded back garden with stress-free artificial turf - the perfect place to gather your thoughts.
An ultra-convenient location close to all of your everyday amenities makes living here even easier, with bus stops and the picturesque lakeside Manning Park very much within walking distance, along with Phoenix Primary School, Phoenix Shopping Centre, cafes, restaurants and wonderful community sporting facilities. The likes of Fremantle Christian College, glorious Coogee Beach, Port Coogee Marina, major arterial roads and the heart of old Fremantle town are also nearby, for good measure.
Impeccably finished and intuitively laid out, this is contemporary "lock-up-and-leave" living made beautifully simple!
Other features include, but are not limited to:
+ Easy-care timber-look flooring
+ Tiled laundry splashbacks
+ Built-in hallway linen storage
+ Ducted air-conditioning
+ Shadow-line ceiling cornices
+ Feature skirting boards
+ Down lights
+ Double lock-up garage with a storage area and internal shopper's entry - plus external alfresco-courtyard access
+ Total Indoor/Outdoor Living Area - 217sqm (approx.)
+ Total Lot Size - GREEN TITLE BLOCK 419sqm
+ Built in 2022 (PRESENTS AS NEW)
For more information, please contact listing agent Michael Forzatti on 0419 904 907.
Disclaimer:
* The above information is provided for general information purposes only and may be subject to change. No warranty or representation is made as to the accuracy of the information and all interested parties should make their own independent enquiries relating to the information provided and place no reliance on it. Any chattels depicted or described in the information are not included in the sale unless specified in the Offer and Acceptance.
Listing description written by Michael Forzatti, One Residential — reproduced as published, not verified by Districts.