Payneham at a glance
2,649
People
$1,695,000
Median sale
$572/wk
Median rent
1.75%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
SA › Payneham › Llandower Ave
3
Bedrooms
1
Bathrooms
1
Car spaces
412 m²
Land
191 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 Payneham (last 5 years) with land size have a median of $2,279/m² of land (n=23). Districts calculation from recorded sales — not a valuation.
Payneham at a glance
2,649
People
$1,695,000
Median sale
$572/wk
Median rent
1.75%
Suburb gross yield
Median sale from 11 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
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 $572/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
UnknownArea
Payneham at a glance
2,649
People
$1,695,000
Median sale
$572/wk
Median rent
1.75%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White NorwoodQuietly nestled on a vibrant tree-lined street only 3.5 km from the CBD, and set amongst other similar quality homes, this fabulous, early 90s constructed, solid brick home offers comfortable and contemporary living spaces with vibrant formal, casual and outdoor areas seamlessly integrating into a free-flowing, family friendly layout.
An exquisite garden allotment provides a refreshing botanical outlook with abundant bird life, sweeping lawns and established trees offering a verdant backdrop for your everyday living. An automated irrigation system will take care of all the hard work, leaving you more time to enjoy the natural outlook.
Enjoy everyday living in a central family room where there is ample space for everyone to relax in casual comfort. Sliding doors to both sides of the home open to reveal two separate outdoor areas, both pergola covered and ideal for your alfresco entertainment.
A spacious solid timber kitchen overlooks the family room offering modern appliances, corner pantry, tiled splashbacks, double sink and breakfast bar.
Relaxing and comfortable carpeted lounge at the end of the day as you put up your feet and watch the TV. A bright bay window allows natural light gently enter while a gas heater moderates the temperature.
The home offers 3 bedrooms, all of good proportion, all with fresh quality carpets and ceiling fans. The master bedroom offers a walk-in robe and direct access to the main bathroom where a clever three-way design provides service for both residents and guests.
A generous oversize single garage with auto roller door and drive-through rear access roller door will accommodate the family car, plus there is room to park an extra vehicle in a paved driveway.
Ducted evaporative air-conditioning, solid timber doors throughout, 2.7m ceilings, lead light feature windows and ornate cornices enhance the overall character of the home and provide a stately appeal.
Briefly:
* Solid brick home on manicured garden allotment
* Great quiet location nestled amongst verdant established gardens
* Central family room with ceiling fan and dual access sliding doors
* Solid timber kitchen overlooking family room
* Spacious carpeted lounge with bay window and heater
* Vibrant outdoor living pergola is to both sides of the home
* 3 spacious bedrooms, all with ceiling fans
* Bedroom 1 with walk-in robe and direct bathroom access
* Clever three-way bathroom with separate toilet
* Walk-through laundry with exterior access door
* Ducted evaporative cooling throughout
* 2.7 m ceilings and solid timber doors
* Automated irrigation system
* 1.5 kW solar system
* Single garage with auto roller door
* 2 garden sheds
Marden Shopping Centre is a short walk away for your daily groceries and Portrush Road is available for public transport. The Payneham Oval is within walking distance for your daily exercise and recreation, along with the River Torrens Linear Park and the Payneham Swimming Centre.
Trinity Gardens Primary School & East Adelaide School other 2 zoned primary schools, while the zoned high school is Norwood Morialta Middle & High Schools.
Zoning information is obtained from www.education.sa.gov.au Purchasers are responsible for ensuring by independent verification its accuracy, currency or completeness.
Property Details:
Council | Norwood, Payneham & St Peters
Zone | RC - Residential Character
Land | 412 sqm(Approx.)
House | 191 sqm(Approx.)
Built |1989
Council Rates | $TBC pa
Water | $TBC pq
ESL | $TBC pq
Ray White Norwood are taking preventive measures for the health and safety of its clients and buyers entering any one of our properties. Please note that social distancing will be required at this open inspection.
Vendors Statement: The vendor's statement may be inspected at 249 Greenhill Road, Dulwich for 3 consecutive business days immediately preceding the auction; and at the auction for 30 minutes before it starts.
RLA 278530
Listing description written by Nick Borrelli, Ray White Norwood — reproduced as published, not verified by Districts.
Nearby 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.