Adamstown at a glance
7,180
People
$1,460,000
Median sale
$705/wk
Median rent
2.51%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
NSW › Adamstown › Belmore St
$1,460,000
Last sold
17 Feb 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
506 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
$1,460,000
17 Feb 2026 · derived via latest_sale
Local land rate: recorded House sales in Adamstown (last 5 years) with land size have a median of $2,814/m² of land (n=89). Districts calculation from recorded sales — not a valuation.
Adamstown at a glance
7,180
People
$1,460,000
Median sale
$705/wk
Median rent
2.51%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
Vs Adamstown
0.0%
Median sale
Suburb $1,460,000
0.00 pp
Gross yield
Suburb 2.51%
Suburb median $1,460,000 from 29 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
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 $705/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
Adamstown at a glance
7,180
People
$1,460,000
Median sale
$705/wk
Median rent
2.51%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by First National Real Estate Newcastle CityBehind its classic period 1930's weatherboard façade, this inviting family home in a most convenient and quiet, lifestyle location offers loads of appealing features that can only impress those seeking a home in this immediate area.
Tastefully renovated throughout, one can only appreciate the 10ft ornate ceilings, polished timber floors, and original fretwork while modern updates throughout including a rear open plan addition that adjoins the oversized outdoor covered alfresco adding comfort where it counts all year round with ceiling fans for the summer and a retro wood fireplace for your winter gatherings.
The heartbeat of the house and perfectly positioned is a seriously impressive chefs' kitchen with loads of prep space, smart storage, a Falcon 600 wide gas stove, together with a Schweigen silent rangehood that keeps everything nice and quiet for those that love to cook and entertain. Other features include 3 bedrooms, main with master ensuite, two separate living zones and home office/fourth bedroom, whilst a share driveway leads to a sundrenched backyard and oversized double garage.
There is so much to love about this location, take a short walk and choose-your-own-adventure with Parks, Playgrounds, Merewether Golf course, great coffee options, eateries, live music, shopping all close by or jump in the car and you can be at any of our iconic beaches, Harbour foreshore, CBD or choice of major shopping centres within 10 minutes, giving you every reason to stay local or head out, all so convenient and close by.
- Classic weatherboard period home with new fence and rooftop solar panels
- Electric gated driveway to freestanding double garage
- Lounge room and open plan family/dining with a/c
- New chef's kitchen, stone benches, top quality cooking appliances, dishwasher
- Three bedrooms, main with walk-in robe, new ensuite and a/c, plus additional home office/fourth bedroom
- Full size main bathroom, new laundry with excellent storage
- Plantation shutters, alarm system, Crimsafe doors
- Covered rear deck with timber ceiling, fan and winter fire
- DA approval to demolish existing garage and add a single garage with studio and third bathroom plus pool
- St Columba's Primary - 650m, Adamstown Public School – 650m, Merewether High – 1100m, Trinity Catholic College - 1.8km, Kotara High 3.8km
- Stroll to Adamstown Bowling Club, Nearby Parks, Local Customs Cafe, Merewether Golf Club
- Water rates are approximately $948 per year
- Council rates are approximately $2,827 per year
- Rental potential of $950 to $1,050 per week
Disclaimer: We have obtained all information in this document from sources we believe to be reliable; however, we cannot guarantee its accuracy. Prospective purchasers are advised to carry out their own investigations.
Listing description written by George Rafty, First National Real Estate Newcastle City — reproduced as published, not verified by Districts.