Eden Hills at a glance
3,411
People
$1,375,500
Median sale
$487/wk
Median rent
1.84%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
SA › Eden Hills › Shepherds Hill Rd
4
Bedrooms
1
Bathrooms
2
Car spaces
918 m²
Land
Districts View
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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Eden Hills (last 5 years) with land size have a median of $824/m² of land (n=63). Districts calculation from recorded sales — not a valuation.
Eden Hills at a glance
3,411
People
$1,375,500
Median sale
$487/wk
Median rent
1.84%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
Planning and Design Code
Zone
Hills Neighbourhood
HN
Jurisdiction
Mitcham
Mitcham, SA
22030005
Variation to 22016598 To stage consent for Land Division and later stage building consent Land Division 1 into 2 Construct new detached dwelling
Decision Made · Lodged 1 Sept 2022
Council site report25039859
Outbuilding and combined retaining wall and fencing
Under Assessment · Lodged 21 Apr 2026
Council site report22016598
Conventional Land Division to Create One Additional Allotment (1:2) and Construction of a Detached Dwelling
Under Assessment · Lodged 6 June 2022
Council site report23009868
Retaining and Fencing (retrospective) and Construction of an Outbuilding
Decision Made · Lodged 26 Apr 2023
Council site reportSource
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
SAZoned Hills Neighbourhood · HN (Planning and Design Code). Official parcel area about 1,894 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Street frontage and true lot geometry are not confirmed without open cadastre. Minimum lot size is not loaded, so two-lot subdivision is not confirmed. 4 development applications on this parcel. Code Assessed - Performance Assessed (Decision Made); Code Assessed - Performance Assessed (Under Assessment); Code Assessed - Performance Assessed (Under Assessment) Plus 1 more on this parcel. Latest lodgement recorded 2022-09-01. These are this lot’s applications, not the neighbourhood pipeline. Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $487/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.
4 of 10 questions answered so far
Development optionality of this lot
KnownlowZoned Hills Neighbourhood · HN (Planning and Design Code). Official parcel area about 1,894 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Nearby development pipeline
UnknownNearby 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?
KnownmediumOfficial parcel about 1,894 m² — land size can look like optionality. No material overlays were returned that would explain a discount. That is not proof the price is fair. Nearby DAs, easements, and flood-layer gaps can still explain a cheap-looking listing — those are not all loaded.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. 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
Knownmedium4 development applications on this parcel. Code Assessed - Performance Assessed (Decision Made); Code Assessed - Performance Assessed (Under Assessment); Code Assessed - Performance Assessed (Under Assessment) Plus 1 more on this parcel. Latest lodgement recorded 2022-09-01. These are this lot’s applications, not the neighbourhood pipeline.
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.
Area
Eden Hills at a glance
3,411
People
$1,375,500
Median sale
$487/wk
Median rent
1.84%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by LJ Hooker KensingtonThis home, modified over many decades, started life as a bluestone fronted villa, circa 1920's.
It's spacious and ready to set you up for your special future.
Sitting on a generous allotment 918sqm (approx) this renovated home is a terrific mix of then and now. The lofty, heritage style character brickwork of the chimneys is a give away to the original era. The stage is set with broad and shady, dual return verandah and a 40's style renaissance with grand glazed double entry doors inviting you into a light filled home with 3.3m ceilings and colonial multi paned windows galore. Character features, including glowing polished solid wooden floorboards and multiple glazed ornamental fireplaces. With generous proportions throughout, including three/four large bedrooms, one could double as a study or dressing room or private retreat. Flexible, the original home may have had a formal drawing room and separate dining off the kitchen, now a large family area is central to the home. A very impressive area is set up for cosy family activity, equipped to convert to a gas fire in the original large glazed fireplace or grand entertaining.
Country farmhouse is the style that suits. It's an eat in kitchen, modernised and very functional - means you just move in and start living as the kitchen and bathrooms are updated. The original jarrah enclosed verandah is such a wonderful aspect with north facing windows and borrowed landscaping of the surrounding treetops and native birds, will make your day. With this elevated area for casual meals and lounging around, you'll find it's so inviting. Sit and plan the extension, your future can be whatever you create - Subject to Council Consents. Access from Barunga Street, you're bound to see the potential, a large area where you can create a wonderful haven with the abundance of space and excellent hills soils - you'll soon be competing with the brilliant Wittunga Gardens nearby or opt for luxurious lawns - and a ride on mower! No mountain goat issues here, as the land is very accessible and ready to interpret your vision.
Walk to Eden Hills Primary School and Eden Hills Train Station. An invigorating walk or short drive to Main Road, Blackwood with all its lifestyle options, business, restaurants and services.
Where do you find such a home, ready to renovate ...OR Not ? It's currently awaiting Title allocation with settlement available within two weeks of receipt of formal Title Documentation.
CT: 5609/379
Council: City of Mitcham
Council rates: $1,626.35 pa (approx)
Water rates: $191.43 pq (approx)
OFFER FORM LINK
https://prop.ps/l/OGwQF7eU1ocM
(Copy and paste the above link into your browser)
RLA275279
Listing description written by Gabrielle Overton, LJ Hooker Kensington — reproduced as published, not verified by Districts.