Hamilton at a glance
10,284
People
$2,650,000
Median sale
$726/wk
Median rent
1.42%
Suburb gross yield
Median sale from 21 recorded sales (last 12 months) — a Districts calculation.
7
Bedrooms
5
Bathrooms
5
Car spaces
1,313 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 Hamilton (last 5 years) with land size have a median of $5,062/m² of land (n=27). Districts calculation from recorded sales — not a valuation.
Hamilton at a glance
10,284
People
$2,650,000
Median sale
$726/wk
Median rent
1.42%
Suburb gross yield
Median sale from 21 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.
For more information on this property, visit Queensland Globe.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
QLDPlanning 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.” Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $726/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.
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
UnknownArea
Hamilton at a glance
10,284
People
$2,650,000
Median sale
$726/wk
Median rent
1.42%
Suburb gross yield
Median sale from 21 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White GracevilleNestled in one of Hamilton's most prestigious locations, 17 Arran Avenue offers a rare and exceptional opportunity for savvy investors, developers, or those looking to create their dream home. Set on a generous 1,313m² block, this elevated property holds endless potential, whether you're looking to secure a steady income stream, develop a luxury home, or capitalise on redevelopment opportunities.
Key Features: Land Size: 1,313m², spanning two titles with 21m street frontage and 77m depth Current Setup: A three-level brick apartment building with 5 units-4 x 1-bedroom apartments and 1 x spacious 3-bedroom apartment on the top floor with stunning Brisbane River views Income Potential: Currently generating an impressive annual rental income split between residential rental and air bnb (unit 5 currently owner occupied). The residential estimate is from $124,000-140,000 pa, however the current set up reflects higher yields as short term accommodation. Either option provides immediate return. Architectural Plans Available: Take advantage of existing plans from BASE Architecture, or customise your vision for a luxurious home or redevelopment project Investment and Redevelopment Options:
This property offers a wealth of possibilities:
Renovate and Boost Returns: With minimal effort, you could renovate the existing units to increase rental yield, or convert the structure into a grand three-level home with river views, adding significant value Redevelop and Subdivide: The large land size provides an exciting opportunity to subdivide into two residential lots or redevelop into multiple luxury homes or terrace-style units, capitalising on the demand for high-end properties in this vibrant area
Demolish and Build: Create one or two high-end residences that would become landmarks in this sought-after street, surrounded by ultra-exclusive properties.
Prime Location:
Situated in a peaceful cul-de-sac just 280m from the Lores Bonney Riverwalk, this property offers easy access to outdoor activities like walking, running, and cycling, all while enjoying the picturesque riverside. In addition, it's located within moments of Racecourse Road, providing excellent dining options, and is close to parks, cafes, and reputable schools such as St Margaret's Anglican Girls School and Aviation High. The Brisbane Airport is also nearby, and the area is well-served by bus and ferry services, while Kingsford Smith Drive offers quick access to the CBD.
With its prime location, substantial land size, and versatile development potential, this property is a perfect choice for investors looking for immediate returns or those with a vision for long-term growth. Whether you choose to hold, renovate, or redevelop, 17 Arran Avenue presents a rare opportunity in one of Brisbane's most desirable suburbs.
Don't miss out on this exceptional investment or development opportunity. Contact Tim Davis today to arrange a private inspection or discuss how this property can work for you.
DISCLAIMER: Whilst all care has been taken to ensure that the information provided herein is correct, we do not take responsibility for any inaccuracies. Accordingly, we recommend that all interested parties should make their own enquiries and due diligence to verify the information. Any personal information provided to Cameron Crouch Property T/As Ray White Sherwood, will come under the terms set out in our Privacy Policy, which can be found here for your convenience: https://www.raywhite.com/privacy.
Listing description written by Tim Davis, Ray White Graceville — reproduced as published, not verified by Districts.
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?
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.