Ingle Farm at a glance
10,031
People
$835,000
Median sale
$580/wk
Median rent
3.61%
Suburb gross yield
Median sale from 32 recorded sales (last 12 months) — a Districts calculation.
SA › Ingle Farm › Joslin Ave
$7,805,330
For sale
Asking
3
Bedrooms
2
Bathrooms
2
Car spaces
311 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
$7,805,330
Asking · $25,098/m² of land
No recorded sale for this property.
Ingle Farm at a glance
10,031
People
$835,000
Median sale
$580/wk
Median rent
3.61%
Suburb gross yield
Median sale from 32 recorded sales (last 12 months) — a Districts calculation.
Vs Ingle Farm
+834.8%
Median sale
Suburb $835,000
-3.22 pp
Gross yield
Suburb 3.61%
Suburb median $835,000 from 32 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$508,656 on top of the price (6.5% 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: South Australia schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Pre-filled with Ingle Farm'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
SAPlanning 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.” Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $580/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.
Gross yield if leased at the suburb aggregate is 0.4%. 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
UnknownPlanning layers have not been retrieved for this property yet.
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?
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.
Area
Ingle Farm at a glance
10,031
People
$835,000
Median sale
$580/wk
Median rent
3.61%
Suburb gross yield
Median sale from 32 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White ParadiseStill presenting with the polish of a near-new build, 11B Joslin Avenue turns its 2021 foundations into a crisp, low-maintenance family proposition ready to enjoy without delay. A bright central hallway draws you past the privately placed master retreat, complete with walk-in robe and sparkling ensuite, before opening to a versatile lounge that gives quieter evenings, kids' downtime or work-from-home routines their own dedicated zone.
Continue through and two more airy bedrooms sit opposite the sleek family bathroom, while the floorplan saves its biggest statement for the rear. Here, sweeping open-plan living and dining stretch around a stone-topped kitchen finished with glossy cabinetry, feature pendant lighting, breakfast bar seating and gleaming stainless appliances. It's the kind of social hub that naturally gathers everyone in - from mid-week meals and homework at the bench to weekend catch-ups where the kitchen stays part of the conversation rather than disappearing behind it.
That connection now extends outdoors in two directions. The central lounge opens to a covered alfresco, while the main entertaining zone spills to a second all-weather setting at the rear where zip-track blinds keep comfort front of mind and give households extra room to host, relax or simply chase the sun across the day. Practicality follows with a streamlined laundry, secure garage and neatly presented frontage, creating a home where the upkeep stays refreshingly light while the lifestyle offering remains anything but.
Then there's the address making family logistics remarkably simple. North Ingle Primary sits directly across the road, The Paddocks Wetlands is a stone's throw away, and Ingle Farm Plaza keeps groceries, errands and quick café stops close at hand. Westfield Tea Tree Plaza is around 10-minutes away for bigger shopping days, dining and movie nights, while regular bus routes and swift road links make Adelaide CBD commuting equally manageable. For young families, couples or anyone chasing modern ease without giving up breathing room, this is an impressively complete next move.
FEATURES WE LOVE
• Quality 2021-built residence \ with fresh contemporary polish + low-maintenance appeal
• Sweeping open-plan family/dining zone forming the home's main social hub
• Stone-topped kitchen featuring breakfast bar seating, glossy cabinetry + stainless appliances
• Separate central lounge opening directly to its own covered alfresco
• Private master retreat enjoying timber floors, WIR + sparkling ensuite
• 2 additional bright bedrooms finished with plush carpets, wide windows + BIRs
• Crisp family bathroom featuring separate bath/shower/WC + powder
• Streamlined laundry, zone ducted climate control + ambient LED downlights
• Second all-weather alfresco extending the rear entertaining zone outdoors with zip-track blinds to fully enclose
• Secure garage, neat lawns rear lawns + manicured frontage
LOCATION
• North Ingle Primary positioned directly across the road for stress-free school runs
• Close to popular parks, playgrounds or The Paddocks Wetlands for endless outdoor recreation
• Close to Ingle Farm Plaza for supermarkets, household essentials + quick café stops
• Around 10-minutes to Westfield Tea Tree Plaza for major retail, dining + entertainment
• Regular bus routes + convenient arterial-road connections across Adelaide's north-east
• Straightforward access to Adelaide CBD by car or bus
Auction Pricing - In a campaign of this nature, our clients have opted to not state a price guide to the public. To assist you, please reach out to receive the latest sales data or attend our next inspection where this will be readily available. During this campaign, we are unable to supply a guide or influence the market in terms of price.
Vendors Statement: The vendor's statement may be inspected at our office for 3 consecutive business days immediately preceding the auction; and at the auction for 30 minutes before it starts.
Disclaimer: As much as we aimed to have all details represented within this advertisement be true and correct, it is the buyer/ purchaser's responsibility to complete the correct due diligence while viewing and purchasing the property throughout the active campaign. RLA 322799
Property Details:
Council | Salisbury
Zone | General Neighbourhood
Land | 311sqm(Approx.)
House | 184sqm(Approx.)
Built | 2021
Council Rates | $TBC pa
Water | $TBC pq
ESL | $TBC pa
Listing description written by Nik Ilic, Ray White Paradise — reproduced as published, not verified by Districts.