Kincumber at a glance
7,411
People
$1,350,000
Median sale
$662/wk
Median rent
2.55%
Suburb gross yield
Median sale from 41 recorded sales (last 12 months) — a Districts calculation.
NSW › Kincumber › Warrana Rd
$950,000
Last sold
5 June 2023
3
Bedrooms
3
Bathrooms
4
Car spaces
624 m²
Land
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
$950,000
5 June 2023 · derived via latest_sale
Local land rate: recorded House sales in Kincumber (last 5 years) with land size have a median of $1,817/m² of land (n=113). Districts calculation from recorded sales — not a valuation.
Kincumber at a glance
7,411
People
$1,350,000
Median sale
$662/wk
Median rent
2.55%
Suburb gross yield
Median sale from 41 recorded sales (last 12 months) — a Districts calculation.
Vs Kincumber
-29.6%
Median sale
Suburb $1,350,000
+1.07 pp
Gross yield
Suburb 2.55%
Suburb median $1,350,000 from 41 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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 $662/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
Kincumber at a glance
7,411
People
$1,350,000
Median sale
$662/wk
Median rent
2.55%
Suburb gross yield
Median sale from 41 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by One Agency CoastwideEvery now & then a property comes to market that ticks the majority of the boxes; look no further with this solidly built brick & tile, sun filled versatile family home.
Located directly opposite Kincumber's Frost Reserve & situated on a flat corner 624sqm block that offers additional gated access ideal for parking the boat or RV.
Additional Features;
* Good sized living area with new carpet + split system Fujitsu air conditioning & natural gas heating jack
* New kitchen with Bosch oven, five burner cooktop & dishwasher, over looks the pool ideal for keeping an eye on the kids whilst preparing lunch
* Master with renovated ensuite with walk in robe plus air conditioning & ceiling fan
* 2nd auxiliary bedroom opens onto a large balcony, includes split system aircon & ceiling fan
* Large fully renovated main bathroom successfully services the 2nd & 3rd bedrooms
* Good sized laundry with 321lt hot water heater
* Outdoor undercover BBQ entertaining area includes downlighting & ceiling fans
* 10mt x 4mt inground fresh water pool includes new pool fencing
* Fully fenced property includes a grassed yard ideal for the kids to kick a ball + Frost Reserve opposite
* Single lock up garage with full bathroom located at its rear includes independent rear entry offering a studio living set up
or ideal work from home business space or 2nd living area integration option
* Also includes a single carport plus room for an additional 2 car spaces in front of the garage & carport as well as plenty of off street parking
* Concrete slab above the garage ideal for an extension. Foxtel & NBN. Under stair coat room/storage. Sensor lighting around the house.
* Located opposite Frost Reserve; offering Cricket Nets, AFL, Soccer, Skate Park and Kincumber cycleway to Bensville/Ettalong Ferry
* Close to public transport buses, walking distance to Kincumber public school and a short bike ride to Kincumber High. 4 minutes to Coles Kincumber, 4 minutes to Kincumber
Hotel, 2 minutes to 5 Star Swim Centre, 4 minutes to the golf driving range, 5 minutes to Kincumber boat ramp. 10 minutes to Avoca and Copa Beaches
* Council Rates are $2264pa, Water Rates are $849pa
* Don't miss this one!
Listing description written by Marcus Bramham, One Agency Coastwide — reproduced as published, not verified by Districts.