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SA › Belair › Adamson Ave

12 Adamson Ave, Belair SA 5052

House

3

Bedrooms

2

Bathrooms

4

Car spaces

1,993 m²

Land

Districts ViewPrice evidencePlanningSite constraintsHistoryListing

Districts View

What should you know about this lot before spending serious money?

Why this property?

  • FactLand 1,993 m²; no building size recorded.(Property record)
  • CalculationRecorded House sales in Belair (last 5 years) with land size: median $855/m² of land (n=76). Districts calculation from recorded sales — not a valuation.(Districts recorded sales)

What could make it worth more?

No upside evidence detected in the data Districts holds for this lot.

What could make it worth less?

No detected risks — but see the checklist: absence of evidence is not an all-clear.

What should you verify next?

  1. 1Official planning layers are still retrieving for this parcel — check back before relying on zoning or overlay absence.
  2. 2No hazard layer has been retrieved — confirm flood, bushfire and heritage exposure from council mapping before an offer.

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

What this lot has actually traded at

Last sold

No recorded sale price for this property yet.

Local land rate: recorded House sales in Belair (last 5 years) with land size have a median of $855/m² of land (n=76). Districts calculation from recorded sales — not a valuation.

Belair at a glance

4,714

People

$1,212,750

Median sale

$693/wk

Median rent

2.97%

Suburb gross yield

Median sale from 24 recorded sales (last 12 months) — a Districts calculation.

See the full Belair report →

Planning

Planning and development

Planning data is being calculated

Development activity

Data unavailable

Source

  • Provider: unavailable
  • Dataset: unavailable
  • Retrieved: not yet retrieved
  • Version: planning-v1

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

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, bushfire and heritage

i

Flood

Not retrieved

Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.

Bushfire

Not retrieved

Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.

Heritage

Not retrieved

Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.

Records

Property history

  1. Soldprice unknown17 Sept 2022
  2. Listedprice unknowncompleted30 Aug 2022
  3. Listedprice unknowncompleted30 Aug 2022

Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.

Capital growth

SA

Why this lot, not just this suburb

Why could this property outperform?

Planning 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.

What could kill that thesis?

Confidence: low

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

Income, competition, and yield

What will it realistically rent for?

Confidence: low

No advertised rent is recorded. Suburb median rent $693/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.

What competition will it face?

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.

What does the yield actually look like?

Confidence: low

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

What this means for this property

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.”

Read more

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

What is known for this property

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

    Unknown

    Planning layers have not been retrieved for this property yet.

  • Nearby development pipeline

    Unknown

    Nearby development applications are not loaded. This lot’s own applications are a separate question.

  • Honest achievable rent

    Knownlow

    This 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

    Unknown

    Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.

  • Why is this cheap?

    Unknown

    The constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.

  • Lot-level flood

    Unknown

    Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”

  • Catalyst exposure

    Unknown

    Funded catalyst catchments are not loaded. A TOD badge is not this product.

  • This lot's DA history

    Unknown

    Development applications have not been queried for this parcel.

  • Statutory land value versus ask

    Unknown

    Statutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.

  • Net yield / holding costs

    Unknown

    Net yield / holding costs are not estimated outside NSW without inventing land tax.

Area

Belair in one glance

Belair at a glance

4,714

People

$1,212,750

Median sale

$693/wk

Median rent

2.97%

Suburb gross yield

Median sale from 24 recorded sales (last 12 months) — a Districts calculation.

See the full Belair report →

Keep researching

  • Why Belair? Read the area thesis →
  • What else is on the market in Belair →
  • Other records on Adamson Ave →

Listing material

Listed by Ray White Brighton

Live the dream in this spectacular Hills retreat!

This stunning, north facing property has views to sigh for. Nestled among the gum trees in a quiet cul-de-sac-one of Belair's most sought after streets-this beautifully designed, contemporary home has all the ambiance of a luxury retreat. Living here might feel like getting away from it all, but it's only a 20 minute drive to the city and a 25 minute drive to the beach. Quality schools, St John's Grammar and Scotch College, are located nearby, as is Belair National Park, with its woodlands, lakes, native animals, walking tracks, mountain bike trails, tennis courts and cricket pitches. Brownhill Creek Recreation Park and its meandering stream, ancient river red gums and horse trail, is also conveniently close. As you can see, this exceptional property really is about living the dream!

Inside, large windows make the most of the remarkable views and create a light, airy feel; an effect enhanced by fresh white walls and neutral carpeting. Polished Jarrah floors add warmth and character and reverse cycle air conditioning will ensure your family and guests are comfortable all year round. The open plan kitchen, dining and living areas open onto an expansive hardwood deck; huge sliding glass doors bring the glorious outside in. The glamorous kitchen boasts high quality features, including stone benchtops, a gas stove, a stainless steel dishwasher and huge walk in pantry. There's also a spacious second living room with an open fireplace, which would make an ideal kids retreat.

Three generous bedrooms are on offer here; one has built in robes and the master features a walk in robe, ensuite and private balcony. The bright, modern family bathroom contains a toilet, separate shower and bath, and there's a neat European laundry off the hall.

Read the full description

To say the outdoor deck area is an entertainer's delight is a serious understatement. Your guests can relax and marvel at the beautiful views from the lounge area, and the undercover space, extendable by an automatic awning, includes a sleek outdoor kitchen with a gourmet BBQ and teppanyaki grill and sink. Koalas and rainbow lorikeets are regular guests.

Adjacent to the main house, next to the double garage, a separate studio space with its own deck and workshop/storage space would be ideal for a wide range of purposes such as a study or 4th bedroom. Did we mention the low maintenance, landscaped garden? How about an advanced alarm system, installed for complete peace of mind? There's nothing for you to do here but move in and enjoy the scenery!

What a wonderful lifestyle opportunity for the lucky buyer of this property. Don't let someone else snap up your dream; call us to arrange an inspection today!

What we love:

North facing with spectacular views

Quiet, desirable cul-de-sac

Close to Belair National Park and Brownhill Creek Recreation Park

St. John's Grammar and Scotch College nearby

20 minutes' drive to the city

25 minutes' drive to the beach

Reverse cycle air conditioning

Open plan kitchen/dining/living space

Second living area with fireplace

Quality kitchen with stone benchtops, gas stove, dishwasher WI pantry

3/4 bedrooms, one with built in robes and master with walk in robe, ensuite and private balcony

Large outdoor entertaining area with automatic awning, kitchen, BBQ, teppanyaki grill

Separate studio/study/bedroom with deck and workshop/storage space

Secure double garage

Low maintenance, landscaped garden

Alarm system

Listing description written by Scott Robinson, Ray White Brighton — reproduced as published, not verified by Districts.

Districts

Australian property research from recorded sales, listings, and official layers. Missing data is shown as unavailable, never filled in.

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Research purposes only. Not personal financial advice, a valuation, or a planning certificate. Always speak to a licensed financial adviser before you act.