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 › Gulliver St
4
Bedrooms
2
Bathrooms
2
Car spaces
205.4 m²
Land
193 m²
Building
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 $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 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
NSWPlanning 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.” 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.
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
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
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?
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
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 Presence Real EstateTucked away in a quiet, exclusive pocket of Hamilton, yet just a short stroll from the vibrant food and entertainment district of Beaumont Street, this striking family home – only one year old – showcases the best of modern design. An ultra-modern façade leads you to an interior with soaring 3-metre ceilings, reclaimed brick, and engineered hardwood flooring. These elements create an airy, open feel, while well-placed windows flood the home with natural light, amplifying the sense of space and radiating warmth and welcome.
On the lower level, you'll find a large open-plan living area, featuring a kitchen to die for. Sleek stone benchtops and a mammoth island bench are paired with a butler's pantry and premium Ilve appliances – every home chef's dream. Glass doors open onto a private courtyard, allowing an easy transition between work and play, while a hideaway media room is perfect for both family time and gaming marathons. A spacious laundry and powder room further enhance the functionality on this floor.
Ascend the wide, generous stairs to a gorgeous picture window, perfectly framing leafy Blackbutt Reserve, and discover four spacious bedrooms. Each room is generously proportioned, with a walk-in robe and ensuite to the master, and built-in robes in two of the remaining bedrooms. The main bathroom features floor-to-ceiling tiles, a luxurious freestanding bath, and a separate shower, while the ensuite boasts twin shower heads. Lastly, a walk-in linen closet adds extra convenience.
Zoned, ducted air-conditioning, motorised block-out blinds, and shutters throughout enhance the home's functionality and appeal, while solar panels provide eco-friendly energy. The double garage with remote opener and internal entry provides easy off-street parking for your vehicles.
Hamilton's beloved Gregson Park, just metres away, has undergone a significant transformation, with re-imagined play spaces the whole family will love. Kids will enjoy the short stroll to Hamilton Public, Merewether High or the Hunter School of the Performing Arts, along with a great range of nearby sports activities. Foodies will appreciate the short walk to Beaumont Street's vibrant dining strip, and it's also an easy walk or ride to the Farmers Market, Stadium, and Entertainment Centre. Just a little further afield lies a variety of bars, clubs, and restaurants in the CBD. Commuters and weekenders will relish the proximity of Broadmeadow station, along with easy access to major arterial routes.
If you're looking for a home with every imaginable inclusion in a vibrant yet peaceful location, we recommend you act quickly. Homes like this don't stay on the market for long.
Features include:
• Striking new home, only one year old, built by Montgomery Homes, showcasing the best of modern design with soaring 3-metre ceilings, natural materials, and high-end finishes throughout.
• Generous open-plan living spaces, including a family room with abundant natural light and a hideaway media room, perfect for both entertaining and relaxation.
• Chef's dream kitchen with sleek stone benchtops, a mammoth island bench, butler's pantry, and premium Ilve appliances.
• Four generous bedrooms, including a master with walk-in robe and ensuite.
• Luxurious main bathroom featuring floor-to-ceiling tiles, freestanding bath, and separate shower. Ensuite with twin showerheads.
• Private courtyard with easy access from the living spaces, ideal for entertaining, a kitchen garden, or for kids to play.
• Spacious, fitted laundry with ample storage, and a downstairs powder room. Walk-in linen closet and under-stair storage.
• Zoned, ducted air-conditioning and solar panels provide eco-friendly energy, complemented by a combination of motorised block-out blinds, plantation shutters, and floor-to-ceiling curtains for privacy.
• Double garage with remote opener and internal entry for secure and easy access.
• Conveniently located near Gregson Park, Beaumont Street's vibrant dining and entertainment strip, schools, sports activities, Farmers Market, Stadium, Entertainment Centre, and Broadmeadow station.
Outgoings:
Council Rates: $2,420 approx. per annum
Water Rates: $925.74 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.