Henley Beach South at a glance
3,061
People
$1,740,000
Median sale
$620/wk
Median rent
1.85%
Suburb gross yield
Median sale from 9 recorded sales (last 12 months) — a Districts calculation.
SA › Henley Beach South › Sims St
$1,101,500
Last sold
1 Apr 2022
4
Bedrooms
2
Bathrooms
2
Car spaces
388 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
$1,101,500
1 Apr 2022 · derived via latest_sale
Local land rate: recorded House sales in Henley Beach South (last 5 years) with land size have a median of $3,194/m² of land (n=28). Districts calculation from recorded sales — not a valuation.
Henley Beach South at a glance
3,061
People
$1,740,000
Median sale
$620/wk
Median rent
1.85%
Suburb gross yield
Median sale from 9 recorded sales (last 12 months) — a Districts calculation.
Vs Henley Beach South
-36.7%
Median sale
Suburb $1,740,000
+1.08 pp
Gross yield
Suburb 1.85%
Suburb median $1,740,000 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
SAPlanning 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. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $620/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.
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
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?
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.
Area
Henley Beach South at a glance
3,061
People
$1,740,000
Median sale
$620/wk
Median rent
1.85%
Suburb gross yield
Median sale from 9 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Gary J Smith Real Estate PlymptonDream design of an award winning builder, this striking single level Torrens Titled home cleverly maximises a lifestyle-sized block of 388sqm (approx.) making it a rare find in this seaside suburb.
Stacked stone, wrapped architectural windows and aggregate driveways, it's easy on the eye, and for couples or families; it's functional. Offering up to four bedrooms, the opening scene is a stunning home office one minute, a fourth (or guest) bedroom the next.
Natural light and timber floors flow from entry hall to alfresco, and along the way, a sunlit distraction – step out, or let the breeze in – either way, it's a feature worth filling when it's visible from the master, custom kitchen and open plan living zone.
Then, slip into something comfortable, like the plush master with extensive walk-in robes and fully-tiled, on-trend en suite. Two more carpeted bedrooms (one with mirrored robes) sit inside a second hallway and share a design triumph, a luxe shower room with next to no glass and a separate WC that lifts to powder room status with a full mirror and vanity.
And when the owner applauds the kitchen's functionality, you know it's good; Corian stone wrapping the benchtops and island, Miele appliances, soft-closing deep drawers and hideaway utility area says so.
While the all-inclusive living space reaps the rewards; casual meals meets laid-back living, and at a push of the double glass sliders you integrate the timber deck and more square metres to share.
Here, the inbuilt barbecue and drinks fridge, concrete benchtops equals easy entertaining with useful storage (pet wares and garden tools find a home, too.)
Overlooking a compact oasis of lawn, hedge screen, herb garden and a Maple tree - the star of the yard.
Where there's little effort, there's lifestyle - cycle Linear Park to the sea or café hop Henley's vibrant Square - and forget fast shipping when IKEA, ALDI and Harbour Town are local. Or choose your sand; West Beach for peace and quiet, or Henley for the hype.
On Sims, it's all about the living.
Features:
Contemporary design C.2009
Torrens Titled 388sqm (approx.) allotment
Entertainer's alfresco with outdoor kitchen
Side-by-side double garage (internal entry)
Sunlit courtyard
Easy-care landscaping
AV point to master suite and second bedroom
Living room wired for surround sound
Guest powder room
Home office/4th bedroom
Minutes to Linear Park & transport
Note currently rented until 9th August 2022.
Listing description written by Craig Smith, Gary J Smith Real Estate Plympton — reproduced as published, not verified by Districts.