Hamilton East at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Hamilton East › Warrah St
$1,350,000–$1,400,000
For sale
Asking range
3
Bedrooms
1
Bathrooms
2
Car spaces
524 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
Asking
$1,350,000–$1,400,000
Asking range · $2,576/m² of land
No recorded sale for this property.
Hamilton East at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$60,129 on top of the price (4.5% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: New South Wales schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Based on the low end of the asking range, not a contract price.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.
0 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
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
Hamilton East at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Ray White Newcastle | Lake MacquarieOpportunities like this are becoming increasingly rare. Set on a generous block in a sought-after inner-city location, this much-loved home combines timeless character with exceptional potential, offering the perfect opportunity to renovate, add value and create something truly special.
From the moment you arrive, the home's charming brick front verandah and wide entrance hall set the tone for the character found throughout. Beautiful high ornate ceilings, timber floorboards and original features provide a wonderful foundation for those looking to restore and enhance the home's classic appeal.
Accommodation includes three generous double bedrooms, with the front bedroom featuring a charming window nook that captures an abundance of natural light, creating the perfect space to relax or unwind.
The spacious living room showcases the home's original character and is complete with air conditioning, flowing through to a separate dining area and functional eat-in kitchen offering ample bench space and storage.
Adding further flexibility is the tiled rear sunroom, along with an internal laundry and the convenience of a separate second toilet. The original bathroom includes both a bath and shower and offers excellent scope for future renovation while remaining perfectly functional as is.
Step outside and you'll find even more opportunity. The low-maintenance backyard includes a vegetable garden, garden shed and plenty of space to personalise. A standout feature is the full-size double garage, complemented by an adjoining undercover carport, currently enjoyed as a sheltered outdoor entertaining area and the perfect place to soak up the morning sun.
Whether you're searching for your next renovation project, a spacious family home to make your own, or an inner-city property with room to grow, this is an opportunity not to be missed.
Properties offering this combination of character, land size and potential are becoming increasingly difficult to find. Bring your vision, unlock the possibilities and create a home you'll enjoy for years to come.
Key features include:
• Three generous double bedrooms
• High ornate ceilings and timber floorboards
• Spacious living area with air conditioning
• Separate dining room
• Functional eat-in kitchen with ample storage
• Tiled rear sunroom
• Internal laundry and second toilet
• Full-size rear double garage plus covered carport
• Low-maintenance yard with vegetable garden and shed
• Generous inner-city 539sqm approx block
Property Details:
• Sale Method: In Room Auction - 882 Hunter Street, Newcastle - September 2nd 6:00pm
• Price Guide: $1,350,000 - $1,400,000
• Settlement Period: 35 Days
• Council Rates: $904.00 per quarter approx
• Water Rates: $504.00 per quarter approx
• Rental Estimate: $680.00 - $720.00 per week
A rare opportunity in a much sought-after inner city area - keep an eye out for scheduled viewing times or call to arrange your private inspection.
Disclaimer: We have obtained this 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 Darren Penn, Ray White Newcastle | Lake Macquarie — reproduced as published, not verified by Districts.