Adamstown Heights at a glance
5,733
People
$1,385,000
Median sale
$848/wk
Median rent
3.18%
Suburb gross yield
Median sale from 34 recorded sales (last 12 months) — a Districts calculation.
NSW › Adamstown Heights › Boronia Ave
$1,285,000
Last sold
6 May 2025
4
Bedrooms
2
Bathrooms
2
Car spaces
556.4 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
$1,285,000
6 May 2025 · derived via latest_sale
Local land rate: recorded House sales in Adamstown Heights (last 5 years) with land size have a median of $1,824/m² of land (n=142). Districts calculation from recorded sales — not a valuation.
Adamstown Heights at a glance
5,733
People
$1,385,000
Median sale
$848/wk
Median rent
3.18%
Suburb gross yield
Median sale from 34 recorded sales (last 12 months) — a Districts calculation.
Vs Adamstown Heights
-7.2%
Median sale
Suburb $1,385,000
+0.25 pp
Gross yield
Suburb 3.18%
Suburb median $1,385,000 from 34 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Newcastle Local Environmental Plan 2012
Zone
Low Density Residential
R2
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 Low Density Residential · R2 (Newcastle Local Environmental Plan 2012). Official parcel area about 563 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 $848/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. 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 Low Density Residential · R2 (Newcastle Local Environmental Plan 2012). Official parcel area about 563 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 Low Density Residential · R2 (Newcastle Local Environmental Plan 2012). Official parcel area about 563 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
Adamstown Heights at a glance
5,733
People
$1,385,000
Median sale
$848/wk
Median rent
3.18%
Suburb gross yield
Median sale from 34 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Presence Real EstateNestled in a tightly held, leafy enclave near acres of bushland, the Fernleigh Track, and just minutes from Newcastle's iconic beaches, this is a rare chance to secure your forever home in one of Adamstown Heights' most desirable pockets. Immaculate in every sense, this light and bright brick family home has been lovingly transformed with no expense spared by its current owners, but a change in direction now brings this special property to market, ready to welcome and spoil its next lucky family.
As you enter, be greeted by a spacious living room where wide windows invite in natural light, creating an immediate sense of calm and comfort. Elegant hybrid flooring leads you to the heart of the home – a generous, well-appointed kitchen with generous bench space and storage – flowing seamlessly into a spacious family and dining area designed for relaxed, easy living. From here, you'll catch your first glimpse of the sweeping district views that make this home so special. This room opens onto a wrap-around enclosed verandah, an inviting multipurpose space framed by wall-to-wall screened windows. Whether you're hosting celebrations, setting up an all-weather play zone for the kids, or enjoying a quiet nightcap as the sun dips behind the hills, it's a space that effortlessly adapts to every occasion.
Four generously sized bedrooms are spread across both levels, each with built-in wardrobes, and air-conditioning in two. These are serviced by two well-appointed bathrooms – both with a full-sized bath and separate shower, ideally catering to family routines. They are complemented by a separate laundry and convenient powder room.
Practical touches like elegant aluminium shutters and a new 8kW split system enhance year-round comfort, while a full interior repaint gives the home a fresh, modern feel. For added comfort, new roof and sub-floor insulation were professionally installed just three years ago.
Downstairs, a spacious paved alfresco area offers even more room to entertain, overlooking the level, lawned backyard. Fully landscaped with quality drainage, the yard also features a 5m x 7m shed with 3m clearance – easily accommodating a 4WD, boat, and all of your tools or toys.
The location is second to none – surrounded by leafy trails, hidden creeks, and just a short drive to Newcastle's beautiful beaches. You'll become part of a truly connected, family-friendly community, with welcoming neighbours and local parks like Claremont and the little-known gem of Laneway Park just a stroll away. Fitness lovers will appreciate direct access to the Fernleigh Track, gyms nearby, and the kid and pet-friendly cafe on Garden Grove Parade. Zoned for Adamstown Public and Kotara High, with easy access to Merewether High and the Hunter School of the Performing Arts, this location also puts you close to premier shopping at Westfield Kotara and Charlestown Square – everything you need is right here.
Move straight in and enjoy the lifestyle this immaculate home offers for years to come. Bring your family and inspect today!
Features include:
• Immaculate, light-filled brick and tile home with thoughtful updates throughout, freshly repainted in crisp white, including ceilings, walls, doors, window trims, architraves, and skirting boards.
• Two spacious living areas, including a light-filled lounge and an open-plan family and dining area with sweeping district views.
• Generously sized, updated kitchen with Miele dishwasher, ample bench space, and plenty of storage.
• Two undercover entertaining areas, including an enclosed wrap-around verandah that opens to sweeping district views, plus a spacious alfresco area downstairs.
• Four good-sized bedrooms with built-in wardrobes – the main with sleek new mirrored sliding doors, and the third bedroom with a newly installed robe.
• Two modern bathrooms, each with a bath and separate shower. The upstairs bathroom has been completely re-grouted, and the shower resealed for a fresh finish.
• Separate laundry with storage, and convenient powder room.
• Extras include a near-new Mitsubishi 8kW split-system air conditioner, solar hot water with switched boost, undercover clothesline, and under-stair storage.
• Landscaped backyard with lush zoysia grass, new retaining walls and drainage, and upgraded Colorbond fencing.
• Fully insulated roof and subfloor, with Bradford Gold and Optimo batts installed after a full roof space vacuum.
• Annual pest spraying, inspection, and rodent control, most recently completed in January 2025.
• Oversized shed 5m wide 7m long and 3m high – large enough to easily accommodate a 4WD, boat and other tools and toys.
• Prime location in a tightly held, family-friendly pocket near bushland and the Fernleigh Track. Just minutes to Newcastle's beaches, with excellent school zoning, nearby parks, gyms, cafes, and premier shopping at Westfield Kotara and Charlestown Square.
Outgoings:
Council Rates: $2,428 approx. per annum
Water Rates: $918.27 approx. per annum
Disclaimer:
All information provided by Presence Real Estate in the promotion of a property for either sale or lease has been gathered from various third-party sources that we believe to be reliable. However, Presence Real Estate cannot guarantee its accuracy, and we accept no responsibility and disclaim all liability in respect of any errors, omissions, inaccuracies or misstatements in the information provided. Prospective purchasers and renters are advised to carry out their own investigations and rely on their own inquiries. All images, measurements, diagrams, renderings and data are indicative and for illustrative purposes only and are subject to change. The information provided by Presence Real Estate is general in nature and does not take into account the individual circumstances of the person or persons objective financial situation or needs.
Listing description written by Liam McAlister, Presence Real Estate — reproduced as published, not verified by Districts.