Watson at a glance
7,554
People
$1,170,000
Median sale
$437/wk
Median rent
1.94%
Suburb gross yield
Median sale from 31 recorded sales (last 12 months) — a Districts calculation.
ACT › Watson › Kerferd St
$1,045,000
Last sold
8 Sept 2025
3
Bedrooms
1
Bathrooms
1
Car spaces
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
$1,045,000
8 Sept 2025 · derived via latest_sale
Watson at a glance
7,554
People
$1,170,000
Median sale
$437/wk
Median rent
1.94%
Suburb gross yield
Median sale from 31 recorded sales (last 12 months) — a Districts calculation.
Vs Watson
-10.7%
Median sale
Suburb $1,170,000
+0.23 pp
Gross yield
Suburb 1.94%
Suburb median $1,170,000 from 31 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
ACTPlanning 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 for this property.
Rental
No advertised rent is recorded. Suburb median rent $437/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 for this property. 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
Watson at a glance
7,554
People
$1,170,000
Median sale
$437/wk
Median rent
1.94%
Suburb gross yield
Median sale from 31 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by HOME.BYHOLLY#soldbymcreynolds #soldbycris $1,045,000
This classic red brick home in excellent condition, sits pretty on one of the best streets in old Watson, moments from the natural peace of woodlands and endless bush trails. Living is arranged in an open plan with a wonderful wall of windows that welcomes sunlight. Subtle updates have provided a touch of freshness while still honouring the charm of the past. A large, sheltered timber deck extends into the private rear gardens, providing a sun filled areas for gathering and dining with family and friends.
There is a lovely balance to this three-bedder and a continuous connection to nature. The kitchen has been updated in simple white and delivers modern electric appliances, including a new dishwasher. The vibe is conversational with a nice connection to the meals area and the large living space. There is also a natural flow from the kitchen to the laundry combined mudroom, opening to the deck and garden beyond.
A slender hallway separates the sleeping wing where the three bedrooms have delightful garden vistas. Two of the rooms have built-in-robes for seamless storage and all three centre around a renovated family bathroom. The renovated bathroom is finished in moody dark mosaic tiling and features a generous vanity and a luxurious rain shower with a sleek frameless glass screen.
You are an easy stroll to Majura Primary School and Watson shops. Beautifully quiet and informed by parklands and reserve, the street is very popular. Watson is a vibrant, inner-north suburb with great community vibes enjoy great coffee, fabulous pizza at The Knox, or dine out at the Filipino eatery, Lola and Lola. The home is a few steps from Watson Oval and Simpson Street Playground. It is not far to Dickson shops, host to an array of international cuisines. Majura Nature Reserve is nearby, and the home is just a short drive from the Braddon precinct, ANU and the CBD. The home is also convenient to a mix of private and public schools, close to transport, including the light rail, linking you to the metro city station and the whole of Canberra.
features.
.updated three bedroom in lovely Kerferd St
.fresh interior wall paint
.surrounded by green spaces and just a short walk up to the reserve and off-leash dog area
.classic red brick hone
.deep front gardens with mature plantings
.open plan kitchen, meals and living
.perfect north eastern orientation
.living area with wall of casement windows
.updated kitchen with banks of white cabinetry and all electric appliances including a new dishwasher
.flow to laundry and mudroom, opening to the outside
.large, sheltered timber deck
.three peaceful bedrooms (two with built-in-robes)
.renovated bathroom with mosaic tiling, large vanity and frameless glass rain shower
.electric RC ducted heating and cooling
.single garage and garden shed
.brick barbecue area
.private rear gardens with lawn, lemon tree and two established olive trees
.easy stroll to Watson shops, local schools and the Farmer's Market at EPIC
.close to transport including the light rail plus a great choice of schools including the ACU
.whisper close to the Dickson and Braddon Precincts and the CBD
EER: 1
Land Size: 635m2 approx.
Land Value: $825,000
Rates: $1,093 approx. per annum
Listing description written by Jenny, Michael And Mark McReynolds, HOME.BYHOLLY — reproduced as published, not verified by Districts.
Nearby development applications are not loaded for this property.
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. This jurisdiction has no comparable official bond series in the free set.
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.