Kiara at a glance
1,932
People
$1,010,888
Median sale
$662/wk
Median rent
3.41%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
WA › Kiara › Sugargum Rise
$915,000
Last sold
30 July 2025
4
Bedrooms
2
Bathrooms
4
Car spaces
437 m²
Land
191 m²
Building
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
No verification items generated for this record.
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
$915,000
30 July 2025 · derived via latest_sale
Local land rate: recorded House sales in Kiara (last 5 years) with land size have a median of $1,158/m² of land (n=40). Districts calculation from recorded sales — not a valuation.
Kiara at a glance
1,932
People
$1,010,888
Median sale
$662/wk
Median rent
3.41%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Vs Kiara
-9.5%
Median sale
Suburb $1,010,888
+0.35 pp
Gross yield
Suburb 3.41%
Suburb median $1,010,888 from 11 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
SWAN
Zone
Residential development
2
Jurisdiction
Swan
Swan, WA
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.
The official layer was queried and no bushfire risk zone was detected on this parcel (Landgate SLIP, retrieved 30 Aug 2026). Mapped layers change — this is the strongest all-clear Districts can give, not a certificate.
The official layer was queried and no heritage listed area was detected on this parcel (Landgate SLIP, retrieved 30 Aug 2026). Mapped layers change — this is the strongest all-clear Districts can give, not a certificate.
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 437 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.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Nearby development applications are not loaded for this property.
Rental
No advertised rent is recorded. Suburb median rent $662/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.
2 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 437 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?
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
Kiara at a glance
1,932
People
$1,010,888
Median sale
$662/wk
Median rent
3.41%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by HouseSmart Real EstateWelcome to this sweeping and luxurious home in Kiara. Commanding an elevated position with views over Good Shepherd Catholic School, this four-bedroom, two-bedroom home was recently built in 2021 and equipped with all the prime features you could want. A comfortable 437 square metre block hosts the massive 191 square metre home, with a double car garage, oversized tile flooring, ducted reverse cycle air conditioning, a full sized “his and her” ensuite bathroom, multiple living spaces, possibly the largest kitchen in Kiara with sleek black design and stone benchtops, double built in ovens, a gas cooktop, a built in dishwasher, built in and walk in robes, solar panels, and a surprisingly large backyard flush with artificial turf – perfect for low-maintenance living. Currently vacant – the home is ready for you to move in and enjoy, or immediately lease out for a strong rental yield at $875 per week. Contact Thomas Bettison 0401 378 355 today.
Property Highlights:
- Four-bedroom, two-bathroom home built in 2021
- Large 437 square metre block
- Internal floorspace of 191 square metres
- Double car garage
- Elevated block position
- Solar panels
- Roller shutters
- Luxury features throughout
- Reverse cycle, zone controlled ducted AC
- Multiple living areas
- Tile flooring
- Oversized kitchen with built in appliances (two ovens)
- Walk in robes and built in robes
- Alfresco entertaining area
- Artificial turf backyard
- Stone benchtops
Investor Summary:
- This property is currently vacant and ready for leasing activities
- Market Rent for 12 Sugargum Rise is approximately $875 per week
- HouseSmart is highly active in Kiara, with an office nearby, and can provide high-quality leasing activities throughout settlement and beyond
Location Summary:
- Elevated position near Good Shepherd Catholic School
- Close to Altone Park Shopping Centre
- Close to Swan Active
- Swift access to Roe Highway, Tonkin Highway and Guildford Road
Rates & Fees Estimation:
- Approximate Council Rates: $1800 per annum
- Approximate Water Rates: $1100 per annum
- Strata Rates: N/A – Green Title
Why you will love this home?
The home enjoys a spacious layout, overflowing with luxury finishes and elegant touches. This may be one of the largest kitchens in Kiara! Don’t miss out – contact our team today.
Listing description written by Thomas Bettison, HouseSmart Real Estate — reproduced as published, not verified by Districts.