Bridgewater at a glance
3,837
People
$1,070,000
Median sale
$706/wk
Median rent
3.43%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
SA › Bridgewater › Fern Hill Rd
$1,210,000
Last sold
26 Aug 2025
4
Bedrooms
2
Bathrooms
2
Car spaces
1,039 m²
Land
150 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
$1,210,000
26 Aug 2025 · derived via latest_sale
Local land rate: recorded House sales in Bridgewater (last 5 years) with land size have a median of $905/m² of land (n=74). Districts calculation from recorded sales — not a valuation.
Bridgewater at a glance
3,837
People
$1,070,000
Median sale
$706/wk
Median rent
3.43%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Vs Bridgewater
+13.1%
Median sale
Suburb $1,070,000
-0.40 pp
Gross yield
Suburb 3.43%
Suburb median $1,070,000 from 11 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Planning and Design Code
Zone
Rural Neighbourhood
RuN
Jurisdiction
Adelaide Hills
Adelaide Hills, SA
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
SAZoned Rural Neighbourhood · RuN (Planning and Design Code). Official parcel area about 1,042 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. 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.” Street frontage and true lot geometry are not confirmed without open cadastre. Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $706/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.
3 of 10 questions answered so far
Development optionality of this lot
KnownlowZoned Rural Neighbourhood · RuN (Planning and Design Code). Official parcel area about 1,042 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
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?
KnownmediumOfficial parcel about 1,042 m² — land size can look like optionality. No 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
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
Bridgewater at a glance
3,837
People
$1,070,000
Median sale
$706/wk
Median rent
3.43%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Harris Real Estate StirlingTucked away in the heart of Bridgewater and hidden from view behind lush, layered gardens, this c1978 split-level sanctuary delivers a masterclass in modern Hills living, blending clean architectural lines with an ever-changing natural backdrop that's nothing short of spectacular.
A picture-perfect weatherboard façade sets the tone, unfolding to airy Hamptons-inspired interiors. Timber panelling, soaring raked ceilings, and a combustion fireplace bring warmth and texture to a connected lounge and skylit dining area, while French doors open to a sweeping deck that sets the all-seasons stage for long lunches or Christmas Day celebrations alfresco.
An open plan kitchen is designed for effortless flow, stone-look benchtops and bright cabinetry layered over a 900mm Westinghouse gas cooktop and electric oven, while a timber-topped island brings everyone together in the best way.
Two additional living zones give everyone space to breathe, central family room flowing down a spiral staircase to a flexible lower-level retreat with its own private deck. Whether it's a teenager's haven, guest suite, home business base, or even a potential short stay bonus, it's an endlessly adaptable space ready to shape-shift with your lifestyle.
A main bedroom suite offers boasts extensive robes and a private ensuite, while two lofted rear bedrooms radiate storybook appeal, both serviced by an updated family bathroom that ensures smooth sailing at rush hour.
Wrapped in curated gardens designed to offer beauty in every season, the 1039sqm allotment is laden with fruit trees (plum, cherry, nectarine, apricot, peach, pomegranate), flowering quinces, azaleas, rhododendrons, fuchsias, natives, and birch walk, all uniting unlimited vignettes to discover and creating a haven for the local birdlife (and occasional koala). Whether it's breakfast with the morning light, coffee on the bench, or wine on the deck at sunset, you'll never tire of chasing the light across your own private botanical paradise.
Perfectly placed to enjoy Bridgewater's beloved Inn, walking trails, sporting clubs, and community spirit, you're also within easy reach of Bridgewater Primary, zoned for Heathfield High, and close to leading private schools. All this just 20 minutes from the Adelaide CBD - and yet it feels like a world away.
A truly private and beautifully nurtured Hills retreat – you'll never want to leave.
More to love:
• C1978 family home on 1039sqm allotment
• Double and additional off-street parking on gravel drive
• Split system air conditioning to living areas and main bedroom
• Combustion fireplace to lounge
• Separate laundry with exterior access
• Industrial strength composite timber flooring installed 2023
• Plush carpets to bedrooms
• Updated kitchen with stone-look laminate and timber benchtops, dishwasher, and Westinghouse 900mms gas cooktop/electric oven
• Skylight to dining room
• Mid-century features throughout – raked ceilings, timber panelling, Tudor glass, wide picture windows
• Pendant and sconce lighting
Specifications:
CT / 5362/13
Council / Adelaide Hills
Zoning / RuN
Built / 1978
Land / 1039m2 (approx)
Frontage / 29.42m
Council Rates / $2466.64pa
Emergency Services Levy / $111.90pa
SA Water / $78.60pq
Estimated rental assessment / Written rental assessment can be provided upon request
Nearby Schools / Bridgewater P.S, Aldgate P.S, Stirling East P.S, Hahndorf P.S, Heathfield H.S
Disclaimer: All information provided has been obtained from sources we believe to be accurate, however, we cannot guarantee the information is accurate and we accept no liability for any errors or omissions (including but not limited to a property's land size, floor plans and size, building age and condition). Interested parties should make their own enquiries and obtain their own legal and financial advice. Should this property be scheduled for auction, the Vendor's Statement may be inspected at any Harris Real Estate office for 3 consecutive business days immediately preceding the auction and at the auction for 30 minutes before it starts. RLA | 226409
Listing description written by Tamara Gertig, Harris Real Estate Stirling — reproduced as published, not verified by Districts.
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