Woodberry at a glance
3,050
People
$722,500
Median sale
$562/wk
Median rent
4.04%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
NSW › Woodberry › Michael Hill Ave
$520,000
Last sold
8 Sept 2022
3
Bedrooms
1
Bathrooms
1
Car spaces
1,054 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
$520,000
8 Sept 2022 · derived via latest_sale
Local land rate: recorded House sales in Woodberry (last 5 years) with land size have a median of $1,026/m² of land (n=81). Districts calculation from recorded sales — not a valuation.
Woodberry at a glance
3,050
People
$722,500
Median sale
$562/wk
Median rent
4.04%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
Vs Woodberry
-28.0%
Median sale
Suburb $722,500
+1.58 pp
Gross yield
Suburb 4.04%
Suburb median $722,500 from 18 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 $562/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
Woodberry at a glance
3,050
People
$722,500
Median sale
$562/wk
Median rent
4.04%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Reece RealtyEntry level home owners & investors take note of this 3 bedroom home set forward on a huge, fully fenced 1054sqm block with vehicle access to the backyard. Although in need of some TLC this home presents multiple private or development opportunities (subject to MCC).
Entry is into a small foyer with a floor to ceiling mirror. To the right is the carpeted lounge room with air conditioning leading back through to the combined tiled dining & kitchen containing original cabinetry & gas cooking.
A hallway to the left of the entry foyer leads to three carpeted bedrooms, two with mirrored built-ins while the main includes air conditioning. Located central to the bedrooms is a bathroom offering separate bath, shower & vanity. A separate WC is opposite.
Access the spacious backyard and outdoor paved & covered BBQ space through the internal laundry off the dining area.
Walking distance to local shops, public transport, backing Francis Greenway High School oval and close to Woodberry Public School and Learning Centre, this home possesses a range of options.
For further details contact Chloe Wasson 0437 197 521, Allen Reece 0409 814 400 or email sales@reecerealty.com.au.
Listing description written by Allen Reece, Reece Realty — reproduced as published, not verified by Districts.
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