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 › Williams St
$1,480,000
Last sold
11 Mar 2026
3
Bedrooms
2
Bathrooms
2
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
$1,480,000
11 Mar 2026 · 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
+26.5%
Median sale
Suburb $1,170,000
-0.40 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#soldbymcryenolds #soldbycris $1,480,000
There is something so nourishing about life amidst a perfectly curated garden. And this sweet three bedder makes the most of its immaculate landscaping, opening to the outdoors on two sides. There is a spot for every mood, from the tropically private frontage to the more sprawling rear garden, with its entertaining arenas, spa and secret garden studio.
The home is hidden from the street, tucked behind high green walls, a pocket of yuccas, and palm trees. You just want to pause on the timber porch, taking in the new hardwood timber deck that reaches out into the welcoming garden. One imagines the quiet life, an intimate sharing of time and celebration…sipping a morning coffee or evenings spent amidst the enclosure of green walls.
Oozing a special re-jigged charm, this quiet achiever feels welcoming and warm. The large, combined living, dining and kitchen is informed by the garden oasis, with new double-glazed doors banking to the rear, so entertaining can spill to the patio. Living is arranged beneath the sliding doors, cross breezes bless the conversational open plan and blackbutt timber floors add to the feel.
The renovated kitchen feels very contemporary, features a large central island and broad stone worktops. We love the banks of smooth grey cabinetry, the chic black handles and subway tiled splash back. A matching bespoke bar edges the dining space and a barn door hides the laundry, which has direct access to the garden.
The hallway ushers to three peaceful bedrooms, all with built-in-robes and delightful garden views. The family bathroom has a corner spa bath and there is the convenience of a separate toilet.
Relaxed outdoor gatherings are a breeze beneath the shade of the expansive pergola with its high waterproof sail, inbuilt ceiling heaters and fans, making it perfect for year round entertaining. The sandstone patio is generous, edged by fixed timber box seating and giving way to soft lawns and a rather large, easily maintainable garden. Space for raised vegetable beds and a handy shed are tucked away to one side while across the way timber sleepers form a bridge to the studio and spa.
Big vintage doors lend a Zen quality to the special garden studio, with its polished concrete floors, kitchenette, built-in-robe and ensuite bathroom. Think creative hub, spill-over guest accommodation or teenage or parent retreat. Tucked away behind the studio is a timber deck with glass fencing and a large ten-person spa, perfect for winter nights or to cool down on a hot summer day. One imagines gatherings that relax into evening soirees, the whole home and its special gardens, delivering a Palm Springs meets Watson vibe…infused with love and dollops of creative flair.
Positioned on a generous 747 sqm block, the property offers excellent potential for future extensions, allowing for the addition of a fourth bedroom or bathroom as family needs evolve.
Williams is a quiet friendly loop street that meets green space at both ends, connecting to Watson Woodlands and beyond to the never-ending trails of Mt Majura Reserve. It is an easy stroll to the local shops with their famous eateries and close to Majura and Rosary Primary Schools, the Australian Catholic University and Dickson College. It is handy to Dickson shops, the dynamic Braddon precinct, ANU and the CBD. The home is also, close to transport, including the light rail, linking you to the metro city station and the whole of Canberra.
features.
.immaculate and beautifully presented three-bedroom home plus a separate studio with kitchenette and ensuite bathroom
.wonderful lifestyle choice in the heart of Watson
.ideally placed on a quiet street and privatised by mature hedging
.private driveway ushering to a huge double garage with electric roller door, ample storage space and automated lighting
.landscaped tropical front garden with high green walls, brand new timber deck, cantilevered umbrella and beautiful, lush plantings
.spacious open plan living, dining and kitchen with ample power point locations
.floating blackbutt timber floors
.sliding doors opening to front deck and garden
.stunning contemporary kitchen with stone worktops, stone island with waterfall edges, subway tiled splash back, banks of grey cabinetry and quality appliances from Fisher & Paykel including integrated double dishdraw dishwashers and double wall ovens
.matching bespoke bar in the opposing corner
.stacking, double glazed doors opening to patio and garden
.internal laundry behind sliding barn door with direct garden access
.three bedrooms with built-in-robes and soft carpet
.family bathroom with corner spa bath and separate toilet
.RC and wi-fi enabled ducted heating and cooling
.large patio with sheltering pergola, waterproof sail, ceiling heaters, fans, mist sprinklers and fixed timber seating
.garden shed
.soft green lawn (Canberra blend), mature trees, garden lighting and sleeper bridge to garden studio
.studio with vintage doors, polished concrete floors, kitchenette, built-in-robe, ensuite and RC split system
.rear timber deck with glass fencing, cantilevered umbrella and ten person spa
.15kw roof solar array with three-phase power and new circuit board
.instantaneous gas hot water with temperature control in kitchen and bathroom
.easy stroll to Watson Shops and local schools, including the pre-school and Nipperville day care centre
.new ironstone colorbond fence on all three sides
.handy to transport, including the light rail
.walk to the Farmer's Market held at EPIC each Saturday
.easy drive to the Dickson and Braddon Precincts, CBD and the ANU
.come and enjoy the lifestyle on offer
EER: 1
Land Value: $847,000
Rates: $4,554 (approx.)
Land Size: 747m2 (approx.)
Living: 112m2 (approx.)
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.