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 › Beaumont St
4
Bedrooms
2
Bathrooms
1
Car spaces
490 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 Ray White HamiltonProviding a sought after lifestyle with comfort and convenience, this spacious single level home offers sun filled interiors from a north-east aspect, versatile relaxed living spaces, wonderful alfresco entertaining areas with neighbouring leafy parkland at the rear of the property.
This home offers:
* 4 bedrooms main with walk through robe and ceiling fan, 2nd and 3rd bedroom also with built-ins
* 2 x tiled bathrooms, main with separate bath and shower, 2nd with combined laundry nook
* Air conditioned living room with polished floor boards
* Separate dining area with ornate fire place
* Fabulous kitchen with granite bench tops, electric cooking, tiled splash back, dishwasher and pantry
* Air conditioned family room with built-in storage and TV cabinet
* Outdoor covered deck overlooking the rear garden, perfect for BBQ's and entertaining
* Separate rear shed, ideal for a gym, teenage retreat, children's play area, hobbies or the home handy man
* Wide driveway access to garaging with power and lights
* Fully fenced garden area with access gate to rear leafy parkland, perfect for exercising or a game of cricket with the kids
Filled with warmth and charm, this home is ideal for families needing separate areas for growing children, teenagers or those needing a 'work from home' office space.
The casual comforts of polished floor boards, air conditioning, several living areas, the outdoor covered deck, separate shed and garaging nestled on a 490sqm block in a location offering a fully fenced private haven for the whole family, is certainly one not to be missed!
Extra features of this location include, Handy to the Hamilton South Primary School (within the school catchment area) Newcastle High School, The Junction Shopping Village, Hamilton Train Station located at the end of Beaumont Street, Bar Beach, Dixon Park and Merewether Beach all within a 10 minute drive.
Newcastle Harbour and Newcastle Uni Campus also just 10 minutes away.
Council Rates: $2,250.00 per annum
Water Rates: $825.00 per annum ( + usage)
Auction Price Guide $1,100,000-$1,200,000
Under NSW Public Health order, NSW Government lockdown restrictions, we are unable to conduct open inspections.
A permit issued by Services NSW will be required from anyone in Greater Sydney, Blue Mountains and Wollongong areas and persons that have visited these areas in the past 14 days. Any persons outside these regions not waiting on a Covid test result or have not been to any specified hotspots as outlined by NSW or Hunter New England Health, please contact the sales agent to organise a private 1-1 inspection. Virtual inspections are also an alternative way to view the property to be discussed with the agent. We thank you for your cooperation.
Listing description written by Debbie Wiseman, Ray White Hamilton — reproduced as published, not verified by Districts.