Hamilton South at a glance
3,846
People
$1,460,000
Median sale
$350/wk
Median rent
1.25%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
NSW › Hamilton South › Kemp St
3
Bedrooms
1
Bathrooms
2
Car spaces
474.2 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Hamilton South (last 5 years) with land size have a median of $3,200/m² of land (n=72). Districts calculation from recorded sales — not a valuation.
Hamilton South at a glance
3,846
People
$1,460,000
Median sale
$350/wk
Median rent
1.25%
Suburb gross yield
Median sale from 15 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
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 $350/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
Hamilton South at a glance
3,846
People
$1,460,000
Median sale
$350/wk
Median rent
1.25%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Presence Real EstateCharacter and charm on a cherished north to rear landholding, this traditional c.1930s home offers a fantastic entry point for families with its ultra-convenient location the icing on the cake. Warm and welcoming, the homes classic floorplan is laced with all the hallmarks of its era framed by gorgeous ornate ceilings, bay windows and picture rails with brand new plantation shutters adding modern appeal.
With ducted air-conditioning throughout and gas heating providing winter warmth, step passed the front porch to a tiled hallway, three robed bedrooms, separate lounge and dining spaces and a spotless bathroom with shower over bath and separate w/c. At the rear, the timber eat-in kitchen opens via sliding doors to the private all-weather deck, safe level lawn and freestanding garage. This delightful space offers just the right amount of room for
family games and entertaining and young kids will love the long driveway for bike and scooter riding.
On offer for the first time in over 30 years, this home is ready to love now and also offers excellent potential to add further value with scope to contemporise. It's an exciting find in an easy lifestyle locale offering excellent proximity to vibrant shopping and eateries at The Junction, a leisurely stroll to sought-after schools and a level walk from the beach.
- Ducted air-conditioning and gas heating keeps the home seasonally comfortable
-Brand new plantation shutters and blinds throughout
-All three bedrooms are generous in size featuring built-in robes
-Bathroom with shower over bath and separate w/c offers scope to modernise
-Timber eat-in kitchen with gas cooker connects to alfresco entertaining area
-Freestanding double garage plus ample driveway parking
-Gorgeous ornate ceilings, original doors and picture rails add character and charm
-Easycare gardens with shed and kept healthy with bore water
-Just 350m from sought-after Hamilton South public school
-Walk or cycle to Bar Beach, The Junction and Marketown
Rates-
Council rates
$2,835.53 p/a
Water rates
$279.44 p/q
Listing description written by Tim Lojszczyk, Presence Real Estate — reproduced as published, not verified by Districts.
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