Hillarys at a glance
12,146
People
$1,719,000
Median sale
$823/wk
Median rent
2.49%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
WA › Hillarys › Gemmell Way
$2,200,000
For sale
Asking
4
Bedrooms
3
Bathrooms
2
Car spaces
684 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
Asking
$2,200,000
Asking · $3,216/m² of land
No recorded sale for this property.
Hillarys at a glance
12,146
People
$1,719,000
Median sale
$823/wk
Median rent
2.49%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
Vs Hillarys
+28.0%
Median sale
Suburb $1,719,000
-0.54 pp
Gross yield
Suburb 2.49%
Suburb median $1,719,000 from 60 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$108,341 on top of the price (4.9% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Western Australia schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Pre-filled with Hillarys's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
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 684 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 $823/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.
Gross yield if leased at the suburb aggregate is 1.9%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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 684 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
Hillarys at a glance
12,146
People
$1,719,000
Median sale
$823/wk
Median rent
2.49%
Suburb gross yield
Median sale from 60 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Noble AvenuePerfectly positioned this exceptional two-storey residence delivers an enviable lifestyle where ocean views, generous family proportions and resort-style entertaining come together in spectacular fashion. Set on a substantial 684sqm parcel, every element of this beautifully appointed home has been thoughtfully designed to maximise space, comfort and the effortless enjoyment of coastal living.
From the moment the grand double doors open, you'll be welcomed by an impressive sense of scale and warmth. Rich hardwood flooring, quality finishes and multiple living zones create a home that is as functional as it is inviting. A private study positioned at the front of the home offers the ideal work-from-home space, while the dedicated theatre room provides the perfect retreat for movie nights and quiet evenings in.
Designed with flexibility in mind, the lower level also features a spacious guest suite complete with ensuite, making it ideal for visiting family, teenagers or multi-generational living. A separate powder room adds further convenience, bringing the home to four toilets in total.
The heart of the home is an expansive open-plan living and dining area centred around a stunning chef's kitchen that has been designed to impress. Finished with stone benchtops, premium Neff appliances including double electric ovens, an induction cooktop, Fisher & Paykel double-drawer dishwasher, scullery incorporating the laundry and an abundance of storage, this is a space where everyday living and entertaining are equally at home.
Sliding doors open seamlessly onto the expansive main alfresco creating a true indoor-outdoor lifestyle. Overlooking the sparkling saltwater swimming pool and surrounded by beautifully established gardens that provide exceptional privacy, this tranquil outdoor sanctuary has been designed for year-round enjoyment. Whether hosting family celebrations, enjoying relaxed weekend barbecues or gathering around the fire pit, every corner of the backyard invites you to slow down and savour the lifestyle on offer.
Upstairs, the home continues to impress. The luxurious master suite is a true parents' retreat, complete with a generous built-in robe, beautifully appointed ensuite and direct access to the expansive balcony where uninterrupted ocean views provide a backdrop from sunrise to sunset.
Two further king-sized bedrooms offer generous accommodation, one featuring a walk-in robe that leads into a spacious family bathroom. The other bedroom has a built-in robe, and its own access to the spacious family bathroom completed with a bath. A second front balcony provides yet another peaceful place to enjoy the home's elevated position.
Beyond its impressive proportions, this residence is packed with thoughtful inclusions designed to enhance everyday living. Ducted reverse-cycle Ezone air conditioning can be controlled remotely via smartphone, while a security alarm, Hydrawise app-controlled reticulation, drive-through access, garden shed, gas hot water system and a 5kW Fronius solar power system all combine to deliver exceptional comfort, efficiency and convenience.
Offering an outstanding combination of breathtaking ocean views, luxurious family accommodation, exceptional entertaining spaces and an unbeatable coastal lifestyle, this is a home that will captivate from the moment you arrive. Rarely does an opportunity arise to secure a residence that so effortlessly balances elegance, functionality and the very best of beachside living.
Features:
* Elevated 684sqm block with ocean views
* Impressive two-storey family residence
* 4 generous bedrooms
* 3 bathrooms plus separate powder room (4 toilets)
* Private study/home office
* Double-door entry with welcoming foyer
* Multiple living areas including theatre room
* Expansive open-plan living and dining
* Large ocean-view balcony plus second upstairs balcony
* Luxurious master suite with built-in robe, ensuite and balcony access
* Ground floor guest suite with ensuite access
* Two king-sized minor bedrooms
* Walk-in robe to one minor bedroom
* Built-in robe to second minor bedroom
* Stone benchtop kitchen
* Scullery incorporating the laundry
* Neff double electric ovens
* Neff 900mm induction cooktop
* Fisher & Paykel double-drawer dishwasher
* Breakfast bar
* Covered alfresco entertaining area
* Sparkling saltwater swimming pool
* Private backyard screened by mature hedging
* Fire pit entertaining area
* Hardwood timber flooring
* Ducted reverse-cycle Ezone air conditioning
* Smartphone-controlled air conditioning
* Security alarm system
* Walk-in under-stair storage
* 5kW Fronius solar power system
* Hydrawise smartphone-controlled reticulation
* Gas hot water system
* Double remote garage
* Drive-through rear access
* Garden shed
* Exceptional indoor-outdoor entertaining
* Beautiful coastal location with sea views
Disclaimer:
This information is provided for general information and marketing purposes only and is based on information provided by the Seller and may be subject to change. No warranty or representation is made as to its accuracy and interested parties should place no reliance on it and should make their own independent enquiries.
Listing description written by Linda Noble, Noble Avenue — reproduced as published, not verified by Districts.