Black Hill at a glance
2,084
People
$575,000
Median sale
$415/wk
Median rent
3.75%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
VIC › Black Hill › Napier St
4
Bedrooms
2
Bathrooms
2
Car spaces
527 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
Last sold
No recorded sale price for this property yet.
Local land rate: recorded House sales in Black Hill (last 5 years) with land size have a median of $896/m² of land (n=84). Districts calculation from recorded sales — not a valuation.
Black Hill at a glance
2,084
People
$575,000
Median sale
$415/wk
Median rent
3.75%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
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
VICPlanning layers have not been retrieved for this property yet. 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.” Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Rental
No advertised rent is recorded. Suburb median rent $415/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. Victoria has no public statewide property-level DA API. Nearby pipeline is unknown. 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.
1 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownVictoria has no public statewide property-level DA API. Nearby pipeline is unknown.
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
Black Hill at a glance
2,084
People
$575,000
Median sale
$415/wk
Median rent
3.75%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White BallaratCommanding an elevated position in one of Ballarat's most prestigious suburbs, this architecturally designed residence is a home of rare distinction. Set on 527 square metres in the sought-after Black Hill locale, the property has been designed to take full advantage of its spectacular outlook, offering sweeping panoramic views across the Ballarat city skyline and out to Mount Warrenheip. This is a home where modern design, space, and functionality come together to deliver a lifestyle of comfort and sophistication, all within moments of the city centre.
From the moment you step inside, the sense of light and openness is immediately apparent. Expansive windows frame the breathtaking views, creating a natural backdrop that changes with the seasons and makes every day feel special. The thoughtful floorplan spans two levels, with generous spaces for both private retreat and family connection.
The ground floor is devoted to family living and practicality. Three oversized bedrooms are complemented by a central bathroom featuring a walk-in shower, separate bath, vanity and toilet, while a purpose-built study with bespoke cabinetry provides the ideal environment for working from home. A large lounge room with gas log fire opens onto a private balcony, a cosy yet spacious retreat where you can relax and unwind. This level also offers direct internal access from the oversized double garage, a well-appointed laundry with access to the rear yard, and abundant storage options that ensure the home functions effortlessly for daily life. A versatile multipurpose room completes this floor, adaptable as a rumpus, home theatre or teenage retreat, allowing the home to flex and grow with the needs of its occupants.
A stunning, light-filled staircase provides a striking connection to the upper level, where the true heart of the home awaits. Here, the open-plan living, dining and kitchen zone unfolds across generous proportions, designed to capture the extraordinary views from every angle. With floor-to-ceiling windows and multiple balconies, this space seamlessly combines indoor and outdoor living. Whether entertaining friends or enjoying quiet family time, the ever-changing outlook across Ballarat provides a spectacular backdrop.
The kitchen is both a showpiece and a practical workspace, featuring waterfall stone benchtops, a walk-in pantry, an electric oven and cooktop, double-drawer dishwasher, and extensive storage. The adjoining dining area opens onto an additional deck, creating the perfect setting for alfresco dining, while the main lounge area, finished with timber floors, a gas log fire and split system, ensures year-round comfort. This space is designed not only for entertaining but also for day-to-day enjoyment, offering a welcoming and versatile hub of the home.
The master suite occupies its own wing of the upper level and has been designed as a private retreat of grand proportions. A spacious parent's lounge provides a sanctuary within the sanctuary, while the bedroom itself is both generous and beautifully appointed. A large walk-in robe offers extensive storage, and the ensuite delivers true luxury with a walk-in shower, double vanity, freestanding bath and toilet, all finished with stone surfaces and contemporary fittings. A private balcony adds yet another layer of indulgence, offering a quiet place to begin the day with sunrise over the city or to unwind in the evenings with the glittering lights of Ballarat below.
Every aspect of this home has been carefully considered, from its clever zoning and premium finishes to its extensive heating and cooling options that ensure comfort in every season. The use of stone surfaces throughout the kitchen and bathrooms adds a sense of continuity and quality, while the overall design strikes the perfect balance between grand statement and welcoming family home. Landscaped gardens provide a sense of calm and privacy, creating a setting that is as beautiful outside as it is within.
The location is equally compelling. Black Hill is one of Ballarat's most highly regarded suburbs, prized for its elevated outlooks and proximity to the city. From this address you are only moments from the Black Hill Hotel and Post Office, with the Ballarat CBD, Lake Wendouree, sporting facilities and restaurants just minutes away. The Ballarat Train Station is a short 1.3 kilometre stroll, making commuting to Melbourne effortless, while quality schools and community amenities further enhance the appeal of this outstanding location.
This is more than just a home; it is an opportunity to secure a lifestyle that combines convenience, luxury and beauty in equal measure. Rarely do properties of this calibre become available in such a tightly held position, and this residence will captivate from the moment of inspection.
The property will be offered for sale at Ray White's In-Room Auction, held at the Grand Hotel Ballarat on Tuesday 23rd September 2025, from 6pm. For further information, please contact the exclusive listing agents Jo Thornton on 0409 356 478 or Christine Browning on 0407 590 085.
Listing description written by Jo Thornton, Ray White Ballarat — reproduced as published, not verified by Districts.