Hamilton at a glance
4,666
People
$1,230,000
Median sale
$817/wk
Median rent
3.45%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
$1,400,000
Last sold
16 Apr 2026
3
Bedrooms
2
Bathrooms
2
Car spaces
561 m²
Land
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
No verification items generated for this record.
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
$1,400,000
16 Apr 2026 · derived via latest_sale
Local land rate: recorded House sales in Hamilton (last 5 years) with land size have a median of $4,124/m² of land (n=94). Districts calculation from recorded sales — not a valuation.
Hamilton at a glance
4,666
People
$1,230,000
Median sale
$817/wk
Median rent
3.45%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Vs Hamilton
+13.8%
Median sale
Suburb $1,230,000
-0.42 pp
Gross yield
Suburb 3.45%
Suburb median $1,230,000 from 33 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Newcastle Local Environmental Plan 2012
Zone
Medium Density Residential
R3
Jurisdiction
Newcastle
Newcastle, NSW
Not detected
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.
The official layer was queried and no heritage listed area was detected on this parcel (NSW ePlanning Spatial Viewer, retrieved 30 Aug 2026). Mapped layers change — this is the strongest all-clear Districts can give, not a certificate.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
NSWZoned Medium Density Residential · R3 (Newcastle Local Environmental Plan 2012). Official parcel area about 562 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. If the dual occupancy pathway survives a planner’s check, this lot can outperform a same-suburb house that is hold-as-is only. That is not a forecast. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. 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 $817/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
This looks more compelling as a land / capital-growth play than a pure yield play — if the dual occupancy pathway survives a planner’s check.
Detail
Zoned Medium Density Residential · R3 (Newcastle Local Environmental Plan 2012). Official parcel area about 562 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Achieved rent for this address has not been inferred. Gross yield on advertising copy is not the deal.
Nearby DA pipeline is unknown, so neighbourhood change is not in this verdict.
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.
4 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned Medium Density Residential · R3 (Newcastle Local Environmental Plan 2012). Official parcel area about 562 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
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?
KnownmediumNo material overlays were returned that would explain a discount. That is not proof the price is fair. Nearby DAs, easements, and flood-layer gaps can still explain a cheap-looking listing — those are not all loaded.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. 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
KnownmediumNo development applications were returned for this parcel. That is not a statement about nearby lots.
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 at a glance
4,666
People
$1,230,000
Median sale
$817/wk
Median rent
3.45%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by First National Real Estate Newcastle CityA rare offering in ever-popular Hamilton, this single dwelling on one generous parcel delivers outstanding flexibility and future potential in a tightly held location.
Lovingly held by the same family for decades, the home is currently configured to provide versatile living options. The front section features two bedrooms, one bathroom and a single car space, while a separate rear section offers one bedroom, one bathroom and a carport-ideal for extended family, accommodation, or generating additional income.
Well maintained and recently refreshed with new décor, blinds and carpet, the home is ready to enjoy immediately while leaving scope to further enhance or reconfigure to suit your needs.
Set on a substantial block with a prized north-facing backyard, the property enjoys all-day sun and presents exciting potential for extensions, outdoor entertaining areas, or a more ambitious redevelopment (STCA).
Positioned just beyond the Broadmeadow Place Strategy boundary, the home sits on the edge of one of Newcastle's most significant growth corridors, with future transport links, an entertainment and sporting hub, and a mixed-use centre all planned nearby.
Surrounded by the best of Hamilton, you're a short stroll to Gregson Park, moments from Beaumont Street's vibrant dining and shopping scene, close to Broadmeadow Station for easy commuting, and only minutes to Newcastle's CBD and beaches.
- 2 bedroom, 1 bathroom unit at front, 1 bedroom, 1 bathroom unit at rear, single garage and single carport, shared laundry, 561sqm block
- Hamilton Public – 500m, Merewether High – 1km, SFX – 2km, HSPA – 2.2km, Newcastle High – 3km
- Broadmeadow Station – 550m, Honeysuckle - 3.6km
- Water rates are approximately $964 per year
- Council rates are approximately $3,204 per year
Disclaimer: We have obtained all information in this document from sources we believe to be reliable; however, we cannot guarantee its accuracy. Prospective purchasers are advised to carry out their own investigations.
Listing description written by George Rafty, First National Real Estate Newcastle City — reproduced as published, not verified by Districts.