Hamilton South at a glance
3,846
People
$1,460,000
Median sale
$350/wk
Median rent
1.25%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
NSW › Hamilton South › Glebe Rd
4
Bedrooms
2
Bathrooms
1
Car spaces
358 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Hamilton South (last 5 years) with land size have a median of $3,200/m² of land (n=72). Districts calculation from recorded sales — not a valuation.
Hamilton South at a glance
3,846
People
$1,460,000
Median sale
$350/wk
Median rent
1.25%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
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 $350/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
Hamilton South at a glance
3,846
People
$1,460,000
Median sale
$350/wk
Median rent
1.25%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Century 21 NovocastrianA much-loved family home on offer for the first time in 37 years, this brick beauty (circa 1920) flaunts the magic of its Federation-style heritage from the front gate right through to the back patio.
The sympathetic renovation ties in seamlessly with the pristine character-rich elements that are all wonderfully well-kept. Just some of the period features on offer here are the 11.5ft ceilings, beautiful timber fretwork and built-in cabinetry, elegant leadlight windows, two original open fireplaces (in working order), and gorgeous ornate ceilings and cornices, all of which leave a lasting impression as you make your way through this standout home.
The heart of this home is the living space at the rear which provides space for a home office, formal lounge room and combined dining and sitting room looking out into the fully landscaped and fenced courtyard.
Your kitchen looks over the combined dining and sitting room and provides the perfect platform to cook whilst entertaining and socialising with guests. In terms of fitout this kitchen does not leave much to the imagination; enjoy wide and clear useable bench space, ample storage, quality appliances and a corner pantry.
With enough room for family or guests the home has potentially four large bedrooms all with quality carpet underfoot and spacious built-in wardrobes. All bedrooms are decorated with ornate ceiling roses and cornices. The main bedroom also includes a well-proportioned ensuite bathroom.
With so much to admire inside, it's easy to forget what a stellar location this home is in, within close proximity to Merewether, Dixon Park and Bar Beach and the ever expanding eateries and boutique shopping on offer in The Junction and Hamilton. All of this is within easy walking or riding distance with an excellent bus service available as well. For families, there is a selection of great schools with Hamilton South Public School nearby, as well as Merewether High School, Newcastle High School and SFX. A short stroll down Gordon Avenue or into Merewether will land you at some of Newcastle's best sporting grounds and parklands.
Following on, here are some other features:
- Cavity brick construction.
- Colourbond roofing.
- European laundry.
- An enormous amount of storage.
- Garden shed.
- Carport with RolaDoor and remote access.
- Gas appliances.
- Split system air conditioning in the combined dining and sitting room.
- Ceiling fans throughout.
- Alarm system.
- 3 internal and 2 external gas outlets.
- Skylights and a sky window.
- Council Rates: Approx. $2,800 p/a.
- Water Rates: Approx. $1,100 p/a.
Listing description written by Casey Healey, Century 21 Novocastrian — reproduced as published, not verified by Districts.