Blacksmiths at a glance
1,877
People
$1,370,000
Median sale
$711/wk
Median rent
2.70%
Suburb gross yield
Median sale from 9 recorded sales (last 12 months) — a Districts calculation.
NSW › Blacksmiths › Boikon St
$696,000
Last sold
1 Aug 2019
2
Bedrooms
2
Bathrooms
3
Car spaces
701 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
Last sold
$696,000
1 Aug 2019 · derived via latest_sale
Local land rate: recorded House sales in Blacksmiths (last 5 years) with land size have a median of $2,123/m² of land (n=41). Districts calculation from recorded sales — not a valuation.
Blacksmiths at a glance
1,877
People
$1,370,000
Median sale
$711/wk
Median rent
2.70%
Suburb gross yield
Median sale from 9 recorded sales (last 12 months) — a Districts calculation.
Vs Blacksmiths
-49.2%
Median sale
Suburb $1,370,000
+2.61 pp
Gross yield
Suburb 2.70%
Suburb median $1,370,000 from 9 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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
NSWPlanning 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.” NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $711/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. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. 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. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
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
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
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
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Area
Blacksmiths at a glance
1,877
People
$1,370,000
Median sale
$711/wk
Median rent
2.70%
Suburb gross yield
Median sale from 9 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Belle Property Hunter RegionLocated a mere 7 doors back from 9 long miles of pristine coastline that offers some of the best swimming, surfing and fishing spots in the area, this fabulous lifestyle property boasts a relaxed coastal vibe enhanced by cooling off-water breezes. In a quiet street, set upon a 701sqm block with a perfect north-south orientation and plenty of space to add a granny flat if desired, spacious interiors feature a wonderful open living plan extending to a covered alfresco escape for weeknight dining or weekend entertaining. Wide vehicle access leading to a 9 x 9m garage adds appeal for boat or motor enthusiasts, as does the homes peaceful holiday position set between surf, lake and the sparkling waters of Swansea Channel.
- Open-plan interiors with dual living areas separated by a dining space
- Spacious modern kitchen with dishwasher and plenty of valuable storage
- All-weather entertaining area with convenient ramp access leading indoors
- Level grassed yard with large garage, workshop and room to add a granny flat
- Two bedrooms equipped with built-in robes, main bathroom with twin vanity
- Full length windows catch daily sunshine and cherished coastal breezes
- Easy-care floor tiles, soft carpet, ceiling fans, and handy second wc in laundry
- Surrounded by coastline, stroll to the beach for your morning swim or surf
- Council Rates: $546 per quarter
Water Rates: $175 per quarter
Listing description written by Neil Fry, Belle Property Hunter Region — reproduced as published, not verified by Districts.