Hamilton Hill at a glance
13,180
People
$1,032,000
Median sale
$628/wk
Median rent
3.16%
Suburb gross yield
Median sale from 111 recorded sales (last 12 months) — a Districts calculation.
WA › Hamilton Hill › Cutts St
$1,120,000
Last sold
16 Jan 2026
3
Bedrooms
1
Bathrooms
4
Car spaces
738 m²
Land
117 m²
Building
Districts View
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
$1,120,000
16 Jan 2026 · derived via latest_sale
Local land rate: recorded House sales in Hamilton Hill (last 5 years) with land size have a median of $1,800/m² of land (n=118). Districts calculation from recorded sales — not a valuation.
Hamilton Hill at a glance
13,180
People
$1,032,000
Median sale
$628/wk
Median rent
3.16%
Suburb gross yield
Median sale from 111 recorded sales (last 12 months) — a Districts calculation.
Vs Hamilton Hill
+8.5%
Median sale
Suburb $1,032,000
-0.24 pp
Gross yield
Suburb 3.16%
Suburb median $1,032,000 from 111 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
WAWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 738 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.
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 $628/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
UnknownWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 738 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?
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
Hamilton Hill at a glance
13,180
People
$1,032,000
Median sale
$628/wk
Median rent
3.16%
Suburb gross yield
Median sale from 111 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by C & Co Real EstateSOLD by Emma Orchard & Shaun Mayze of C&CO Real Estate!
This property has had its home open & we have already received offers. No further viewings will be held at this time. Please register your interest in the event another opportunity becomes available.
Surrounded by mature, leafy gardens on a generous 738sqm (approx.) R30 block, 14 Cutts Street offers a warm, character-filled brick and tile home with plenty of outdoor space and future potential. Jarrah floorboards, high ceilings and good natural light set an inviting tone, while updated comforts make day-to-day living easy.
At the heart of the home, the modern kitchen features a timber benchtop, gas cooktop, dishwasher, skylight and ceiling fan, flowing into an open-plan living zone with split-system air-conditioning. This space features a large corner window that bathe's the room in natural light, particularly evident at sunset, transforming the space into the perfect setting for quiet evenings with family and friends. Rear doors open out to a large undercover alfresco, creating a relaxed indoor-outdoor hub for meals, gatherings or watching kids play on the lawn.
All three bedrooms are generously sized, with the main bedroom enjoying a large walk-in/dressing room plus split-system air-conditioning. The secondary bedrooms echo the character feel with timber-framed details and stylish light fittings, the most western room, with hybrid flooring offers flexibility as a third bedroom, home office or extra living space. A central semi-ensuite bathroom with shower-over-spa and toilet is paired thoughtfully with a second separate WC off the living space for added practicality.
Out back, there's a is an expansive yard space perfect for peaceful relaxation or play ,two sheds and a detached artist studio - offering clear scope as a future workspace, hobby area or storage (STCA). Off street parking for numerous vehicles, even your boat or caravan can be accommodated by the generous driveway.
Tucked away in a quiet pocket of Hamilton Hill, you're around 800m-1km from local schools and about 1km from everyday shopping on Simms Road and everyone's new favourite Everyday Bread. Manning Park is roughly 2.5km away, with C.Y. O'Connor Beach about 3.5km and South Beach around 5km. Stock Road and South Street are within a few minutes' drive, providing fast access to the Kwinana Freeway, approximately 7km away, for easy commuting north or south.
Currently tenanted until early February 2026.
Listing description written by Emma Orchard, C & Co Real Estate — reproduced as published, not verified by Districts.