Black Forest at a glance
2,014
People
$1,155,375
Median sale
$546/wk
Median rent
2.46%
Suburb gross yield
Median sale from 8 recorded sales (last 24 months) — a Districts calculation.
SA › Black Forest › Aroha Tce
4
Bedrooms
2
Bathrooms
3
Car spaces
528 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
Last sold
No recorded sale price for this property yet.
Local land rate: recorded House sales in Black Forest (last 5 years) with land size have a median of $1,808/m² of land (n=24). Districts calculation from recorded sales — not a valuation.
Black Forest at a glance
2,014
People
$1,155,375
Median sale
$546/wk
Median rent
2.46%
Suburb gross yield
Median sale from 8 recorded sales (last 24 months) — a Districts calculation.
Planning
Planning scheme
Planning and Design Code
Zone
Suburban Neighbourhood
SN
Jurisdiction
Unley
Unley, SA
24004743
Dwelling addition and alterations including a carport, verandah, partial demolition of an existing verandah and fencing to the primary and secondary street boundary.
Decision Made · Lodged 12 Mar 2024
Council site report22035204
Demolition of existing dwelling and construction of new single storey dwelling including masonry fencing
Under Assessment · Lodged 28 Oct 2022
Council site reportSource
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 Suburban Neighbourhood · SN (Planning and Design Code). Official parcel area about 545 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. 2 development applications on this parcel. Code Assessed - Performance Assessed (Decision Made); Code Assessed - Performance Assessed (Under Assessment) Latest lodgement recorded 2024-03-12. These are this lot’s applications, not the neighbourhood pipeline. Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $546/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.
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.
4 of 10 questions answered so far
Development optionality of this lot
KnownlowZoned Suburban Neighbourhood · SN (Planning and Design Code). Official parcel area about 545 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.
Area
Black Forest at a glance
2,014
People
$1,155,375
Median sale
$546/wk
Median rent
2.46%
Suburb gross yield
Median sale from 8 recorded sales (last 24 months) — a Districts calculation.
Listing material
Listed by Noakes NickolasSOLD BY ZAC WATTS & NADIA COVINO.
If ever there was a home that captured the enduring appeal of Black Forest, this is it – a beautifully reimagined C1960s residence occupying a prized corner position in one of Adelaide's most connected and tightly held inner-south pockets amongst tree-lined surrounds.
Behind its established frontage, a considered renovation brings warmth, texture and ease to daily life. Its calming neutral palette works hand-in-hand with ornate ceilings and original detailing, creating a home that feels equally respectful of its beginnings and entirely relevant to today.
Natural light finds its way into every corner, helped by a prized north-facing orientation and a floorplan that has been carefully adapted to suit modern living.
Four robed bedrooms occupy generous proportions, serviced by two bathrooms both beautiful in their own right - one embracing a contemporary aesthetic, while the other leans into its authentic origins with thoughtful updates that enhance rather than erase its character. Linking the two, natural terrazzo remains a fitting reminder of the home's mid-century roots – a material as popular today as it was decades ago.
At the rear, the home opens dramatically beneath a raked ceiling, where living and dining domains expand around a stone-topped kitchen drenched in natural light. It's a space designed for company, conversation and connection over meals - extending naturally outdoors where a substantial entertaining pavilion with built-in BBQ makes hosting family and friends a regular occurrence rather than a special event.
Beyond, a broad stretch of lawn provides room to run, kick a ball or simply enjoy the open air, securely framed by a contemporary interpretation of the classic white picket fence.
From morning coffees at Daisy, daytime recreation at Goodwood Oval and Unley Swimming Pool, to fresh produce gathered from the Adelaide Farmers' Market, this is a pocket of the inner-south that allows you to live life at your own pace.
Features
• Dual access from Aroha Terrace & Laught Avenue via electric gates
• Ample off-street parking
• BIRs to all four bedrooms
• Westinghouse induction cooktop, oven & dishwasher
• Natural terrazzo to both bathrooms
• Entertainer's alfresco pavilion with built-in BBQ
• Ducted & split system air conditioning
• Security cameras
Lifestyle
• Footsteps from both bus & tram stops
• Short stroll to Goodwood Oval, Unley Swimming Centre, Adelaide Showgrounds & Farmers Markets
• Significantly benefitting from Black Forest's current redevelopment
• Zoned for Black Forest Primary & Adelaide/Adelaide Botanic High
• Just 10-minutes from the CBD
Rates
• Council $1,714.60PA
• SA Water $229.8PQ
• ES Levy $184.80PA
• City of Unley
• Torrens Title
• Year Built 1960
• Land Size 528sqm
Disclaimer at noakesnickolas.com.au/privacy-policy | RLA 315571
Listing description written by Zac Watts, Noakes Nickolas — reproduced as published, not verified by Districts.
Nearby development pipeline
Nearby 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?
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
Knownmedium2 development applications on this parcel. Code Assessed - Performance Assessed (Decision Made); Code Assessed - Performance Assessed (Under Assessment) Latest lodgement recorded 2024-03-12. These are this lot’s applications, not the neighbourhood pipeline.
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.