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 › Dryden Rd
$1,065,000
Last sold
4 Dec 2021
3
Bedrooms
2
Bathrooms
6
Car spaces
812 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
$1,065,000
4 Dec 2021 · derived via latest_sale
Sources disagree on the sale price. All recorded figures are shown in the history below — Districts does not pick a winner.
Local land rate: recorded House sales in Black Forest (last 5 years) with land size have a median of $1,834/m² of land (n=23). 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.
Vs Black Forest
-7.8%
Median sale
Suburb $1,155,375
+0.21 pp
Gross yield
Suburb 2.46%
Suburb median $1,155,375 from 8 recorded sales (last 24 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
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 $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.
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
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 Aqua RentalsSOLD, SOLD by Stephanie- require more properties to sell
The best of all worlds come together here in this beautifully presented circa 1920's sandstone fronted, three bedroom, two-bathroom bungalow with an unusually expansive front veranda set on approximately 813sqm located in a quiet tree lined street amongst homes of a similar era and quality. Just a short walk from Emerson Station or South Road bus and tram stops for your public transport needs and commuting convenience.
Comprehensively updated and improved, this home responds to the needs of families looking for a spacious and comfortable lifestyle on a larger allotment that is close to the city.
Complete with a wide and welcoming entry hall where you will find the double front doors, timber skirtings, doors and frames as well as plaster elements all retaining their original appeal, a theme continued throughout the home.
Double leadlight French doors access the formal living room boasting a domed plaster ceiling and a grand space, here dotted through the home is the first of three working original fireplaces constructed of glazed brick.
There is the charm of the original floorboards in both Baltic pine and hardwood, the wide lead light triple sash windows allowing excellent natural light penetration and lead-light glass decorative features to be found throughout the home.
There is no questioning the character of this home nor the functionality; consider the newly updated spa bath, gas heating, solar power and Corian kitchen bench tops in the kitchen above vintage cabinetry bring you well into the modern times while preserving the past.
There is more to discover at the rear of the home where an all-weather veranda provides shelter and shade where you can entertain while maintaining a close connection to the home and observing the enormous expanse of your large allotment and all the potential that this holds ready for you to exercise your imagination in.
With an abundance of space to extend and update rearwards, complete with new electrical wiring and plumbing in place ready for you to capitalise should you wish.
Extra features include:
- Huge garage/storage space
- Separate meals area
- Brand new second bathroom (en-suite) & laundry
- Approx. 1700L water storage - fully plumbed
- Gas top stove
- Dishwasher
- 3 phase power
Our vendors are seeking a sea-change and this one must sell. Get in contact with me today for more information.
Listing description written by Stephanie Thorpe, Aqua Rentals — 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.