Glenelg South at a glance
2,228
People
$1,265,000
Median sale
$560/wk
Median rent
2.30%
Suburb gross yield
Median sale from 5 recorded sales (last 12 months) — a Districts calculation.
SA › Glenelg South › Bristol St
5
Bedrooms
3
Bathrooms
2
Car spaces
451 m²
Land
392 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Glenelg South (last 5 years) with land size have a median of $3,359/m² of land (n=35). Districts calculation from recorded sales — not a valuation.
Glenelg South at a glance
2,228
People
$1,265,000
Median sale
$560/wk
Median rent
2.30%
Suburb gross yield
Median sale from 5 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
Planning and Design Code
Zone
Established Neighbourhood
EN
Jurisdiction
Holdfast Bay
Holdfast Bay, SA
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
SAZoned Established Neighbourhood · EN (Planning and Design Code). Official parcel area about 420 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 $560/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.
3 of 10 questions answered so far
Development optionality of this lot
KnownlowZoned Established Neighbourhood · EN (Planning and Design Code). Official parcel area about 420 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
UnknownNo DA adapter returned applications 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
Glenelg South at a glance
2,228
People
$1,265,000
Median sale
$560/wk
Median rent
2.30%
Suburb gross yield
Median sale from 5 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White GlenelgEnviably set between The Broadway and Pier Street is a home steeped in pioneering local history, off-grid self-sufficiency and modernised English-style perfection, metres to the golden sands of Glenelg South Beach.
Rare and enchanting, its c1892 bluestone elegance combines rich Victorian architecture, cathedral ceilings, leadlight and stained glass in a passion project producing flexible and beautiful accommodation with infinite lifestyle potential.
The Kingston Girls School as it was formerly known, was an 18-roomed boarding facility and an amalgamation of 10, 12 and 14 Bristol Street, once occupying land as far as Gloucester Road.
Today, you'd never know.
Each dwelling now stands alone, number 12 bestowing the grandeur to entertain, to showcase art, consult from home, even host Airbnb guests who'll stay in awe of its unique, up to 5-bedroom luxury.
In its entirety or part thereof, in the dress circle of Glenelg South, it's priceless.
Verdant gardens of roses, climbing jasmine and boysenberries greet the gated arrival; rear lane garaging provides a secure homecoming via the enclosed atrium's charming barn doors.
The foyer's dramatic Gothic arch and latticed French doors celebrate its old school days, and the home's residential transition commemorated by a sunbathed and gracious formal lounge c1948, long before its triumphant 2-storey remodel.
Across two luminous floors, you'll gather beneath the rustic, whitewashed beams of the central meals area - the gourmet kitchen hosting granite benchtops and a Belling stove, the casual living zone retiring to 4.5m cathedral ceilings, and the adjoining piano room and craft room leveraging business potential as a reception room/office.
All-weather entertaining follows the sunlight to a conservatory-style atrium channelling the English countryside, with benefits - an inbuilt BBQ kitchen, AV connection, ceiling fans and indoor/outdoor flow.
Upstairs, a calming library/parent's retreat leads the private master wing with ensuite; two more bedrooms share the chic 3rd bathroom edging the mezzanine.
Bound by some 12,000L of slimline rainwater tanks, the backyard is a private, irrigated haven of home-grown goodness. Collect eggs from the chook pen or pick citrus, stone fruit and pears, safe in the knowledge your wealth of solar power pays for your lifestyle…
Which means more to spend at prestigious private schools nearby, your jaunts to Jetty Road, or endless breakfasts at The Broadway Kiosk, before or after a beach stroll.
From the days of Miss Dow patrolling the halls, dorm keys in hand, to the master stroke of luxury it is today, Bristol Street gives old school vibes new romantic meaning in a truly cosmopolitan coastal locale.
Delve into the past with:
• 9.62kW of off grid solar efficiency
• New roofing
• New quality carpets throughout
• Provision for ducted heating & cooling to main living areas
• Split system R/C A/C & ceiling fans
• Double-glazed European-style windows upstairs
• 12,000L rainwater capacity for automated garden irrigation
• Water filtration system
• Sumptuous upstairs master with a chic ensuite, split system comfort & built-in wall safe
• Flexible up to 5-bedroom footprint across 2 levels
• Rear lane dual garage with remote doors & central alfresco access
• Roof access via master bedroom
• 3 fully tiled & renovated bathrooms
• Sunlit entertainer's atrium with gabled roof & BBQ kitchen
•Public & Private Schools:
• Zoning for Glenelg P.S. & Brighton Secondary School
• A short walk to St. Peters Woodlands Grammar School
• 6kms to Westminster School (ELC - Yr 12)
• 3kms to Immanuel College
Auction: Saturday, 16th March 2024 at 11:00am (unless sold prior)
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.
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 Glenelg — reproduced as published, not verified by Districts.
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