Adamstown at a glance
7,180
People
$1,460,000
Median sale
$705/wk
Median rent
2.51%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
$994,000
Last sold
15 Nov 2024
3
Bedrooms
1
Bathrooms
0
Car spaces
518 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
$994,000
15 Nov 2024 · derived via latest_sale
Local land rate: recorded House sales in Adamstown (last 5 years) with land size have a median of $2,880/m² of land (n=89). Districts calculation from recorded sales — not a valuation.
Adamstown at a glance
7,180
People
$1,460,000
Median sale
$705/wk
Median rent
2.51%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
Vs Adamstown
-31.9%
Median sale
Suburb $1,460,000
+1.18 pp
Gross yield
Suburb 2.51%
Suburb median $1,460,000 from 29 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 $705/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. No recorded off-street parking — often a discount versus the suburb median for the same beds.
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
Adamstown at a glance
7,180
People
$1,460,000
Median sale
$705/wk
Median rent
2.51%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by TaylorHedley Property.Auction Location: On Site
Welcome to 21 Buxton Street where a beautifully renovated three-bedroom cottage resides at the end of a peaceful no-through road on a large 518.5sqm level block. This is an unbeatable location, just two blocks from the recently updated Adamstown Park Playground, a selection of popular coffee shops, lifestyle stores and the ever popular Adamstown Bowling Club or just slightly further you have Adamstown main street complete with a wealth of services and conveniences.
This charming home would be a dream to move straight into and start enjoying everything the home and the location offers, alternatively it comes with a strong rental history for those looking for an investment property. As you arrive an inviting period facade greets you and inside you'll be welcomed by detailed arched doorways, feature light fixtures, ornate high ceilings and original polished floors throughout. All three bedrooms are generous in size and are set around a large designated living room with reverse cycle system and an ornamental fireplace. A light-filled updated kitchen connects to a dining room and out to an expansive grassy yard with side access to plenty of off-street parking, plus a garden or storage shed.
Young families, professionals and downsizers will adore this warm character filled home and the intimate and secluded street it resides in. The ability for families to walk to parks and schools is an incredible asset and for those that value lifestyle you have an assortment of restaurants, salons, cafes, shops and services just a few blocks away or in under ten-minute's drive you can have your toes in the sand at world-class Merewether beach.
- Charming renovated three-bedroom cottage with period features
- Nestled at the end of a peaceful and intimate no-through road
- Character filled arched doorways, feature light fixtures, ornate high ceilings and original polished floors throughout
- Three generous and beautifully updated bedrooms
- Distinguished lounge room with split system and ornamental fireplace
- Updated light-filled kitchen connects to a dining room and expansive backyard
- Large 518.5sqm level lot with side access to back of property with off-street parking and garden shed
- Just blocks from a selection of cafes, restaurants, parks, boutique shops, salons and services
- Less than a ten-minute drive to world-class Merewether Beach and Newcastle CBD
- Adamstown Public School 0.51kms, Hunter School of Performing Arts 1.4kms, Merewether High School 0.92kms, St Pius X High School 1.43km
Disclaimer:
We have obtained this property information from sources we believe to be reliable; however, we cannot guarantee its accuracy. Prospective buyers are advised to carry out their own investigations.
Listing description written by Beau Hedley, TaylorHedley Property. — reproduced as published, not verified by Districts.