Hamilton at a glance
4,666
People
$1,230,000
Median sale
$817/wk
Median rent
3.45%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
NSW › Hamilton › Beaumont St
3
Bedrooms
1
Bathrooms
0
Car spaces
415 m²
Land
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
No verification items generated for this record.
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 $4,112/m² of land (n=95). Districts calculation from recorded sales — not a valuation.
Hamilton at a glance
4,666
People
$1,230,000
Median sale
$817/wk
Median rent
3.45%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
Newcastle Local Environmental Plan 2012
Zone
Medium Density Residential
R3
Jurisdiction
Newcastle
Newcastle, NSW
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.
The official layer was queried and no heritage listed area was detected on this parcel (NSW ePlanning Spatial Viewer, retrieved 31 Aug 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
NSWZoned Medium Density Residential · R3 (Newcastle Local Environmental Plan 2012). Official parcel area about 416 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. If the dual occupancy pathway survives a planner’s check, this lot can outperform a same-suburb house that is hold-as-is only. That is not a forecast. 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.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $817/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. No recorded off-street parking — often a discount versus the suburb median for the same beds.
Current comparable rental listings within 400 m of this lot are not loaded. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. 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. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Verdict
Districts view
This looks more compelling as a land / capital-growth play than a pure yield play — if the dual occupancy pathway survives a planner’s check.
Detail
Zoned Medium Density Residential · R3 (Newcastle Local Environmental Plan 2012). Official parcel area about 416 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Achieved rent for this address has not been inferred. Gross yield on advertising copy is not the deal.
Nearby DA pipeline is unknown, so neighbourhood change is not in this verdict.
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
KnownmediumZoned Medium Density Residential · R3 (Newcastle Local Environmental Plan 2012). Official parcel area about 416 m². Dual occupancy is a permitted housing type in this NSW zone under statewide settings, subject to DCP and site constraints. That is not confirmation this lot qualifies. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Nearby development pipeline
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
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
UnknownNo DA adapter returned applications for this parcel.
Statutory land value versus ask
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Area
Hamilton at a glance
4,666
People
$1,230,000
Median sale
$817/wk
Median rent
3.45%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Dowling Real Estate MayfieldOriginally built in 1924 and thoughtfully renovated over the years, this beautifully presented home blends heritage charm with contemporary comfort. Located in the residential end of Beaumont Street, the property offers peace and privacy while still being just a short walk to the lively heart of the street—where you'll find popular cafes, restaurants, and shops. It offers an enviable lifestyle of ease, space, and community.
Step inside to discover generously proportioned rooms with soaring ceilings, flooded with natural light and rich in character. The home features a stylishly renovated kitchen and bathroom, complete with gas cooking, quality appliances, and sleek finishes. The living spaces are both functional and welcoming, enhanced by ceiling fans, reverse-cycle air conditioning, and gas heating outlets.
The main bedroom is a standout, boasting an original ornate fireplace and built-in wardrobe, while all bedrooms are spacious and well-appointed. The rear deck, renovated with downlights for evening entertaining, flows effortlessly to the expansive backyard—a rare and peaceful oasis filled with mature trees and endless potential. There is plenty of room for future extensions to the home.
A concrete slab was recently laid in 2025, ready for a future shed or additional outdoor area. The home also includes a newly installed front fence, side gate, and rear access gate for extra privacy and convenience.
Features:
- Modern kitchen with walk-in pantry, gas stove, dishwasher & ample storage
- Large renovated bathroom with shower over bath, double sink vanity and storage
- European style internal laundry
- Three bedrooms all with built-in wardrobes
- Spacious entry and living areas with period features
- Reverse-cycle A/C, ceiling fans & gas heating
- Security camera system included
- Quiet, family-friendly Street with supportive neighbours
- Ample room for pets, kids or outdoor entertaining
- Plenty of room for a future extension of the home
- Moments from schools, cafes, shops, and public transport
This is more than a house—it’s a warm and welcoming home with a rich history and a bright future. Whether you’re upsizing, downsizing, or searching for your forever home, this one ticks all the boxes.
Listing description written by Joe Di Claudio, Dowling Real Estate Mayfield — reproduced as published, not verified by Districts.