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 › Aberle St
$849,000
Last sold
11 May 2026
2
Bedrooms
2
Bathrooms
2
Car spaces
185 m²
Land
Districts View
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
$849,000
11 May 2026 · derived via latest_sale
Local land rate: recorded House sales in Hamilton Hill (last 5 years) with land size have a median of $1,794/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
-17.7%
Median sale
Suburb $1,032,000
+0.69 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 scheme
COCKBURN
Zone
Residential
1
Jurisdiction
Cockburn
Cockburn, WA
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.
The official layer maps a bushfire risk zone on this parcel, intersecting about 1.6% of it (Landgate SLIP, retrieved 1 Sept 2026). Verify the extent against the title before relying on unaffected land.
The official layer was queried and no heritage listed area was detected on this parcel (Landgate SLIP, retrieved 1 Sept 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
WAWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 185 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.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” The listing may look cheap relative to land or the street. What reduces it: Bush Fire Prone Area (additional planning and building requirements may apply to development on this site). Bushfire-prone land can add BAL construction cost and tighten insurer appetite. 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.
2 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 185 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?
KnownlowThe listing may look cheap relative to land or the street. What reduces it: Bush Fire Prone Area (additional planning and building requirements may apply to development on this site). Bushfire-prone land can add BAL construction cost and tighten insurer appetite.
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
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 of C&CO Real Estate
Thoughtfully designed to maximise light, space and everyday ease, this modern Hamilton Hill residence delivers a calm and comfortable lifestyle in a well-connected setting. Soaring 3-metre ceilings create an immediate sense of openness, while skylights and a prized northern aspect draw beautiful natural light right through the home.
At the heart of the layout, the open-plan living, dining and kitchen area is both welcoming and highly functional. Stone benchtops, an island bench, quality appliances and generous storage, along with a cleverly tucked-away laundry, combine to create a practical and stylish hub for daily living and easy entertaining.
French doors extend the living space to a verandah, creating a seamless indoor-outdoor connection and a lovely spot to relax. The main bedroom also opens through north-facing French doors and features a walk-in robe and private ensuite. A second bedroom and separate bathroom provide flexibility for guests, working from home or additional living needs.
With its coastal-inspired façade, weatherboard-style cladding and pitched roofline, the home presents timeless street appeal. A covered carport and external storeroom add everyday practicality, while the easy-care front garden and lawn, viewed from the verandah, create a welcoming setting for a morning coffee or relaxed evening unwind.
Whether you're a first-home buyer, downsizer or savvy investor, this home delivers lifestyle, location and comfort in equal measure - all just 100m from East Hamilton Hill Primary and a short stroll to your morning brew at Sasida Café.
At a Glance:
• 2 Bed l 2 Bath l 1 Carport + 1 Open Bay
• Built in 2022
• 185sqm survey strata lot (approx.) with no strata fees
• 3.0m high ceilings throughout
• Skylights enhancing natural light
• North-facing French doors from living and main bedroom
• Open-plan living, dining and kitchen with dishwasher
• Kitchen with island bench and tuck-away laundry
• Walk-in robe and ensuite to main bedroom
• 2 x reverse cycle air-conditioners
• Weatherboard-style cladding with coastal character
• Carport parking with tandem parking for an extra car, and an external storage room
• Currently leased at $750 per week until 27th November 2026
Lifestyle Location Highlights:
* 100m to East Hamilton Hill Primary School
* 300m to Sasida Café
* 1km to Everyday Bread, CuppaShack Coffee Lounge, Carrington's Bar & Grill, and Hamilton Hill Shopping Centre
Listing description written by Emma Orchard, C & Co Real Estate — reproduced as published, not verified by Districts.
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