Henley Beach at a glance
7,063
People
$1,600,000
Median sale
$620/wk
Median rent
2.02%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
SA › Henley Beach › Cudmore Tce
$1,630,000
Last sold
19 Jan 2026
4
Bedrooms
2
Bathrooms
3
Car spaces
670 m²
Land
119 m²
Building
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
$1,630,000
19 Jan 2026 · derived via latest_sale
Local land rate: recorded House sales in Henley Beach (last 5 years) with land size have a median of $3,716/m² of land (n=59). Districts calculation from recorded sales — not a valuation.
Henley Beach at a glance
7,063
People
$1,600,000
Median sale
$620/wk
Median rent
2.02%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
Vs Henley Beach
+1.9%
Median sale
Suburb $1,600,000
-0.04 pp
Gross yield
Suburb 2.02%
Suburb median $1,600,000 from 14 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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
SAPlanning 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 $620/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
UnknownNearby 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.
Area
Henley Beach at a glance
7,063
People
$1,600,000
Median sale
$620/wk
Median rent
2.02%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Harcourts PlayfordNestled in the highly sought-after and prime location of Henley Beach, this original colonial brick home offers a wonderful opportunity for those seeking to create their dream residence or a savvy development project (subject to council approvals).
Built in 1962 and set on approximately 670m2 corner allotment with Nil easements, this one owner family home presents a variety of options to modernise and expand, making it a perfect choice for families searching for that energetic beachside lifestyle.
As you walk onto the property through the white picket fences you will notice the beautiful gardens that were the owner's pride and joy and with a little imagination can get it back to what once was.
The accommodation comprises an entrance hall leading to a generously sized lounge room, offering a relaxed living area. The home features four bedrooms, with the master bedroom including built-in robes for added convenience. The original kitchen includes a wall oven, electric cooktop, range hood and dishwasher. The separate dining area is a welcoming space for family meals or entertaining guests. A central bathroom services bedrooms 1,2 & 3 featuring a separate bath, shower, and vanity, whilst bedroom 4 which could also be utilized as the 2nd living area boasts a second bathroom (ensuite).
With solid double brick construction, the home benefits from excellent structural integrity and durability, while features such as split reverse cycle air conditioning and gas log fireplace provide year-round comfort.
Externally, the property is well-suited for outdoor enjoyment and family gatherings, BBQs or simply relaxing while enjoying the private, mature gardens that surround the property. Ample off-street parking includes a lock up garage and an undercover second driveway opening to the outdoor areas.
Families will appreciate the superb selection of well-regarded schools in close proximity including St Michaels College, Henley High, Fulham Gardens Primary, Fulham North Primary and Star of the Sea Primary, making this locality ideal for educational opportunities. Local shops, cafes, and restaurants are easily accessible, as is the vibrant & popular Henley Square. Additionally, with easy access to some of Adelaide's finest beaches and coastline, this opportunity promises a lifestyle of both convenience and leisure. Offering the perfect balance of location, potential and lifestyle, 176 Cudmore Tce presents the vision to renovate, develop, with ample space, a prime location and a family-friendly neighbourhood, this home is ready for its next chapter.
Do not miss the chance to secure a slice of Henley Beach living! 'Expressions of Interest' ? Best Offers by Monday 15 December at 12 noon (USP)
Land size: 670 sqm (approx) corner block
Council Rates: $2174 pa
SA Water: $247 pq
CT: 5651/662
Council: City of Charles Sturt
Listing description written by Peter King, Harcourts Playford — reproduced as published, not verified by Districts.