Bellevue Heights at a glance
3,091
People
$1,141,500
Median sale
$487/wk
Median rent
2.22%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
SA › Bellevue Heights › Sherwood Ave
$1,350,000–$1,485,000
For sale
Asking range
5
Bedrooms
2
Bathrooms
2
Car spaces
990 m²
Land
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
Asking
$1,350,000–$1,485,000
Asking range · $1,364/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Bellevue Heights (last 5 years) with land size have a median of $1,080/m² of land (n=42). Districts calculation from recorded sales — not a valuation.
Bellevue Heights at a glance
3,091
People
$1,141,500
Median sale
$487/wk
Median rent
2.22%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
Vs Bellevue Heights
+18.3%
Median sale
Suburb $1,141,500
-0.34 pp
Gross yield
Suburb 2.22%
Suburb median $1,141,500 from 14 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$85,783 on top of the price (6.4% 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: South Australia schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Based on the low end of the asking range, not a contract price.
Pre-filled with Bellevue Heights'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 scheme
Planning and Design Code
Zone
Hills Neighbourhood
HN
Jurisdiction
Mitcham
Mitcham, SA
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
SAZoned Hills Neighbourhood · HN (Planning and Design Code). Official parcel area about 993 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. 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.” Street frontage and true lot geometry are not confirmed without open cadastre. Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $487/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.
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.
3 of 10 questions answered so far
Development optionality of this lot
KnownlowZoned Hills Neighbourhood · HN (Planning and Design Code). Official parcel area about 993 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
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?
KnownmediumOfficial parcel about 993 m² — land size can look like optionality. No 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
UnknownNo DA adapter returned applications 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
Bellevue Heights at a glance
3,091
People
$1,141,500
Median sale
$487/wk
Median rent
2.22%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ring PartnersAll the work has been done to provide a home where you can move in and enjoy the benefits that come with living in a completely renovated home. Its move in and get on with Life!
Bellevue Heights is increasingly sought after, and Sherwood Avenue is a tightly held position. This is the metro-foothills lifestyle at its best: Brighton and Seacliff beaches are ten minutes away, Flinders University and Hospital are within walking distance, and getting across Adelaide is easy. With the north-south corridor progressing nearby, an elevated north-facing aspect, wide sky views and a surprise outlook to the city, this is the place to be.
The original home was built in 1965, and it lives on a beautiful 990sqm of land which provides outdoor living in both front and backyards. The floorplan is a real winner. There are four bedrooms, two bathrooms and three living areas. One of the living rooms could readily become a fifth bedroom if required, although it would make an exceptional studio-style work-from-home office.
From the street, a long concrete driveway provides entry to a large garage and workshop space. It has remote entry, drive-through access to an open area where you can accommodate a trailer, and secure internal entry to your home.
All bedrooms are positioned away from the main living areas. The main bedroom is especially appealing, with its own private domain upstairs - a genuine retreat for Mum and Dad.
A wide feature stairwell takes you up to this fabulous space where from the lounge-retreat and bedroom you can see Adelaide! The bedroom will comfortably accommodate a king-size, the adjacent lounge-snug is the genuine retreat, while the walk-though robe and beautifully finished ensuite complete the picture,
Downstairs, the 4 children's bedrooms have their own robe storage, and they share a family bathroom in the same theme and ideally a separate toilet.
Open the door to the main living areas and you will immediately appreciate the space, the light and the connection to the entertaining deck. The owners have created an environment that is fresh, vibrant and well suited to modern life. We all want a home that brings people together, and here the open-plan design does so with real ease. Better still, the living spaces can shift with the seasons and the way you choose to live. From inside, a wall of windows looks across the deck and beyond the extended eaves to the north. In winter, warm sunshine fills the rooms; in summer, late afternoons are shaded and comfortable.
Fall in love with the kitchen. Sage green feels both timeless and very now, complemented by soft timber-look cabinetry and smart tiling. It has a sense of its own while remaining connected to the living area - ideal when friends and family are gathered around.
The kitchen is well zoned. Smeg cooking includes a wide gas cooktop and electric oven, with generous bench space for preparation. The wet area and dishwasher extend to a breakfast bar with room for stools, while the fridge and pantry storage sit side by side. Everything is where it should be.
The laundry, positioned by the kitchen, is equally practical. Finished in the same style, it offers excellent storage, while sliding doors provide an easy walk-through connection from the kitchen to the backyard pergola.
The dining area will accommodate a large table setting and lounging around the TV has great wall-space for furniture and art - it also has that slight disconnect in an open plan space which is ideal. The combined open plan living area has the flexibility to have fun and style your own way!
As an extension of the main living area, a separate room delivers that valuable bonus space. The angled external wall gives it another dimension, while large windows and a door to the deck keep it light and open. It could be the perfect work-from-home office or library, double as an occasional guest bedroom, or become the dream playroom for children.
From the main living areas, double doors open to a fabulous outdoor living space and a delightful front-yard outlook. This is one of the pleasures of a metro-foothills setting: you can truly live in your front yard. The hardwood deck is framed by a feature box eave which spans a great length and provides ample room for a large table setting and casual chairs. It looks over lawn and garden, with an elevated outlook that is a very pleasant surprise.
The rear pergola creates a second outdoor zone, ideal for barbecues and covered playtime, and connects directly to the garage-workshop. The garden also enjoys an elevated aspect, with new lawn and native plantings already taking shape. There is a paved area for a fire pit or casual outdoor setting, a good-sized garden shed, and further glimpses towards the Adelaide city skyline.
A great deal has gone into rebuilding this home. Beyond the overall aesthetic, the essentials include a new roof, new internal ceilings, a rebuilt stairwell and the entire upstairs main bedroom suite. The main living areas have been completely rebuilt, including the laundry, kitchen and both bathrooms. There is new wiring, new plumbing and a new zoned ducted reverse-cycle air-conditioning system throughout.
16 Sherwood presents a brilliant buying opportunity, one to take hold of and make your own - it will certainly be a sound investment in your future too.
What a Place to Live ... Make it Yours.
Listing description written by Stephen Ring, Ring Partners — reproduced as published, not verified by Districts.
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