Nicholls at a glance
6,507
People
$1,250,000
Median sale
$502/wk
Median rent
2.09%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
ACT › Nicholls › Ayers Fowler St
5
Bedrooms
3
Bathrooms
2
Car spaces
746 m²
Land
310 m²
Building
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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Nicholls (last 5 years) with land size have a median of $1,766/m² of land (n=72). Districts calculation from recorded sales — not a valuation.
Nicholls at a glance
6,507
People
$1,250,000
Median sale
$502/wk
Median rent
2.09%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
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
ACTPlanning 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 for this property.
Rental
No advertised rent is recorded. Suburb median rent $502/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
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownArea
Nicholls at a glance
6,507
People
$1,250,000
Median sale
$502/wk
Median rent
2.09%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Carter and Co Agents BraddonWhy You Want to Live Here!
A distinguished residence in Nicholls' coveted Harcourt Hill pocket, this thoughtfully designed five-bedroom family home blends modern comfort with intelligent design across two levels. From the beautifully manicured gardens and light-filled interiors to the refined finishes and luxury plunge pool, every detail has been carefully considered.
Combining modern luxury with effortless functionality, the property is as practical as it is beautiful. The ground floor centres around a seamless open-plan layout – the kitchen, meals, and family area flow effortlessly to a covered outdoor entertaining space and heated plunge pool, creating the perfect setting for family living or hosting guests. A second formal lounge and dining zone at the front of the home provides flexibility for entertaining or quiet retreat.
Bathed in natural light and featuring statement brickwork, this designer kitchen is the heart of the home. Blending style and functionality, it boasts a stone waterfall island with breakfast bar, generous drawer and bench space, soft-close finger-pull cabinetry, induction cooking, and brushed-nickel tapware. Perfectly positioned at the heart of the home, it offers clear sightlines to the alfresco and heated plunge pool – creating a natural connection for effortless entertaining and everyday outdoor living.
Stepping outside, a covered alfresco area extends seamlessly from the main living zone, providing the perfect backdrop for weekend barbecues and relaxed gatherings. The heated plunge pool adds a touch of resort-style luxury, complemented by freshly landscaped, low-maintenance gardens that frame the home beautifully. Whether the kids are playing, guests are gathering, or everyday family moments are simply unfolding, every element has been considered to deliver a lifestyle that's as functional as it is inviting.
Moving to accommodation, the layout is cleverly zoned for modern family living. The expansive master suite features a walk-in robe and dual-shower ensuite, while three additional bedrooms upstairs are serviced by an elegant main bathroom. A fifth bedroom on the ground floor offers flexibility for guests or a dedicated home office, also featuring the third bathroom.
Beyond the design, every comfort and convenience has been considered and seamlessly integrated. Zoned heating and cooling combine with in-slab heating across both levels to ensure year-round comfort, while ceiling fans, electric blinds, and upgraded insulation add to the home's energy efficiency. Smart home automation features extend to climate control and pool settings, blending technology with everyday ease. Altogether, a considered home where enduring elegance and style meets smart, year-round comfort.
In addition to its extensive features, the home's position within the sought-after Harcourt Hill enclave adds the final layer of appeal. This leafy setting combines serenity with everyday practicality, walking distance to leading schools, lush open spaces, playgrounds and the Gungahlin Town Centre. A true family opportunity, 13 Ayers-Fowler Street delivers an exceptional convenience and lifestyle balance.
The Features You Want to Know!
+ Fully renovated two-level, five-bedroom move-in ready family home
+ Formal and informal living zones with seamless indoor–outdoor flow
+ Light-filled interiors with skylight and elegant chandelier
+ 20 mm stone waterfall island with breakfast bar
+ Induction cooktop
+ Westinghouse oven & dishwasher
+ Soft-close, finger-pull cabinetry; abundant drawer & bench space
+ Brushed-nickel tapware
+ Master suite with WIR and dual-shower ensuite featuring a bench seat and shower recess
+ Electronic sheers to master suite, with block out screenaway blinds to other rooms
+ Ceiling fans to all bedrooms
+ Bathrooms feature floor-to-ceiling tiling, square-set plastering and heat-lamps
+ AirTouch 2+ 8-zone ducted heating/cooling - app control in/out of home
+ Two Daikin units with ducts to every room
+ WarmTech in-slab heating: all downstairs areas; upstairs bathroom & ensuite
+ LED downlights throughout
+ Brand new carpet
+ Laundry with dual access and ample storage
+ Brand-new heated plunge pool with app-controlled heating and lighting
+ Beautifully landscaped and low-maintenance gardens
+ Colorbond fencing and gates
+ Loop driveway with additional side of house parking
+ Custom understair joinery with bench seat and bag hooks, along with custom stair handrail
+ Upgraded insulation and power board
+ 400L hot-water system
The Stats You Need to Know!
Land: 746m² (approx.)
UCV: $742,000 (2024)
Lower level: 141.2m² (approx.)
Upper level: 104.8m² (approx.)
Total: 245m² (approx.)
Garage: 43.8m² (approx.)
EER: 4.5 stars
Rates: $4,444.69 per annum (approx.)
Land tax: $9,012.80 per annum (approx.) (only paid if an investment property)
Heating and cooling: AirTouch 2+ eight-zone ducted heating and cooling system with app-based smart control, complemented by in-slab heating across both levels and ceiling fans in all bedrooms
Rental Appraisal: $1150-1250 per week
Listing description written by James Carter, Carter and Co Agents Braddon — reproduced as published, not verified by Districts.
Nearby 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. This jurisdiction has no comparable official bond series in the free set.
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.