Black Forest at a glance
2,014
People
$1,155,375
Median sale
$546/wk
Median rent
2.46%
Suburb gross yield
Median sale from 8 recorded sales (last 24 months) — a Districts calculation.
SA › Black Forest › Winifred Ave
3
Bedrooms
2
Bathrooms
1
Car spaces
405 m²
Land
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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Black Forest (last 5 years) with land size have a median of $1,808/m² of land (n=24). Districts calculation from recorded sales — not a valuation.
Black Forest at a glance
2,014
People
$1,155,375
Median sale
$546/wk
Median rent
2.46%
Suburb gross yield
Median sale from 8 recorded sales (last 24 months) — a Districts calculation.
Planning
Planning scheme
Planning and Design Code
Zone
Suburban Neighbourhood
SN
Jurisdiction
Unley
Unley, SA
25002845
Construction of an outbuilding (shed)
Decision Made · Lodged 14 Feb 2025
Council site reportSource
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 Suburban Neighbourhood · SN (Planning and Design Code). Official parcel area about 406 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. 1 development application on this parcel. Code Assessed - Performance Assessed (Decision Made) Latest lodgement recorded 2025-02-14. These are this lot’s applications, not the neighbourhood pipeline. Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $546/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.
4 of 10 questions answered so far
Development optionality of this lot
KnownlowZoned Suburban Neighbourhood · SN (Planning and Design Code). Official parcel area about 406 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.
Area
Black Forest at a glance
2,014
People
$1,155,375
Median sale
$546/wk
Median rent
2.46%
Suburb gross yield
Median sale from 8 recorded sales (last 24 months) — a Districts calculation.
Listing material
Listed by Noakes NickolasBest Offers By 16/9 at 1pm
From sunlit courtyards to versatile indoor retreats, this double-storey Black Forest residence offers a sanctuary for families seeking connection, comfort, and quiet moments of respite - all in a prized position between city and coast.
A welcoming front garden and strong street presence hint at the warmth within, where the home unfolds with thoughtful intent for modern family life.
At the front, an adaptable study with built-in cabinetry provides a quiet haven for focus or creativity, with the flexibility to serve as another bedroom if required. Nearby, a generous ground-floor bedroom - perfect for guests or multigenerational living - is complemented by a versatile living zone opening to a sail-shaded courtyard, creating spaces to retreat, recharge, or entertain.
Flowing to the rear, an open-plan living and dining hub becomes the heart of the home. Anchored by a waterfall stone island, and boasting stainless-steel appliances plus abundant storage, the kitchen balances sophistication with everyday practicality - equally suited to casual meals or lively gatherings.
And when it's time to gather outdoors, open the timber bifold doors to a sheltered alfresco and sun-drenched courtyard - the perfect setting for lively celebrations, leisurely breakfasts, or a friendly game of family basketball. Adding to the home's versatility, a substantial shed offers generous space to store, create, or pursue new projects.
Upstairs, the master suite is a true retreat, complete with double-vanity, dual-shower ensuite, expansive WIR, and a sail-framed balcony for morning coffees or evening conversations in the fresh air. A second spacious bedroom with built-ins is serviced by a fully-tiled main bathroom with both spa bath and shower, inviting everyday indulgence.
Designed for families to live, host, and unwind with ease, this home offers a rare harmony of space, versatility, and timeless comfort - perfectly placed to enjoy both the vibrancy of the city and the calm of the coast.
Features
• Torrens titled, double-storey residence
• Open-plan living & dining with seamless outdoor flow
• Gourmet kitchen with waterfall stone island, 900mm gas cooktop & oven, dishwasher, & pantry
• Flexible second living area opening to private courtyard
• 3 bedrooms: 2 upstairs including master suite with luxe ensuite & WIR, plus ground floor bedroom ideal for guests or multi-generational living
• Versatile study with built-in cabinetry (convertible to a 4th bedroom)
• Upstairs balcony with sails & dual access
• Fully-tiled main bathroom with bath & shower
• Spacious laundry with convenient powder room & direct outdoor access
• Timber floors downstairs, plush carpet upstairs
• Ducted reverse-cycle AC & downlights throughout
• 3.5kw solar system
• Plentiful internal storage including under stair storage
• Low-maintenance yards including beautifully landscaped front garden
• Substantial shed/workshop for storage, creativity, or entertaining
• Single garage with front & rear roller doors
• NBN connectivity
Lifestyle
• Just 5km from the CBD with easy tram, train & bus connections
• A short 15min drive (7km) to the golden sands of Glenelg Beach
• Moments to Forest Avenue Reserve, Princess Margaret Playground & local community hubs
• Convenient access to Ashford Hospital, local cafés, shops & everyday amenities
• Zoned to Black Forest Primary plus Adelaide High & Adelaide Botanic High Schools, with additional quality schooling nearby
Rates
• Council $2,357.60PA
• SA Water $285.11PQ
• ES Levy $515.30PA
• City of Unley
• Torrens Title
• 2005
• 405m2
Disclaimer at noakesnickolas.com.au/privacy-policy | RLA 315571
Listing description written by Sam George, Noakes Nickolas — reproduced as published, not verified by Districts.
Nearby development pipeline
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?
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
Knownmedium1 development application on this parcel. Code Assessed - Performance Assessed (Decision Made) Latest lodgement recorded 2025-02-14. These are this lot’s applications, not the neighbourhood pipeline.
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.