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 › Pulver St
$2,120,000
Last sold
16 Feb 2022
3
Bedrooms
3
Bathrooms
3
Car spaces
584 m²
Land
179 m²
Building
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
$2,120,000
16 Feb 2022 · derived via latest_sale
Local land rate: recorded House sales in Hamilton South (last 5 years) with land size have a median of $3,188/m² of land (n=71). 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.
Vs Hamilton South
+45.2%
Median sale
Suburb $1,460,000
-0.39 pp
Gross yield
Suburb 1.25%
Suburb median $1,460,000 from 15 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 $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.
Nearby
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 Presence Real EstateAuction Location: 28 Pulver Street, Hamilton South
𝐁𝐢𝐝𝐝𝐢𝐧𝐠 𝐨𝐧𝐥𝐢𝐧𝐞 𝐨𝐫 𝐨𝐧 𝐬𝐢𝐭𝐞, 𝐩𝐫𝐞 𝐫𝐞𝐠𝐢𝐬𝐭𝐫𝐚𝐭𝐢𝐨𝐧 𝐫𝐞𝐪𝐮𝐢𝐫𝐞𝐝.
Classic on the outside and a real surprise inside with its meticulously renovated floorplan, this striking home melds original period detail with a thoughtful, design-led extension bringing the interiors up to speed with contemporary family lifestyles. With three bedrooms, three bathrooms and lounge and dining spaces downstairs, and a massive loft retreat upstairs, there's an abundance of space for everyone to stretch out or find a peaceful spot for some quiet time.
Instantly shifting you into holiday mode, the property is privately nestled in a north facing tropical garden complete with an all-seasons deck and palm-fringed solar heated pool and cabana. This alfresco haven is where friends are invited for woodfired pizzas and parties, while the kids play in the sweetest of cubby houses or cool off with a swim. And then there is the versatility of the huge shed with air-conditioning, a pot-belly stove and Bluetooth speakers creating the ultimate man-cave whilst still accommodating two cars in addition to multiple vehicles on the electric gated driveway. In addition, this perfect family retreat features an amazing number of bells and whistles to make life easy and comfortable too.
All your family's living, learning, eating, exercising and lifestyle needs are easily accessed from quiet Pulver Street. Hamilton South Public school is just 900m away for an easy drop-off, it's not too far to stroll into The Junction and Beaumont Street for coffee, shopping and dining. Learmonth Park and Darling Street Oval are close by for dog-walking, tennis and sport, and when the weekend comes around, the city and beaches are less than 10 minutes away.
Dual level weatherboard home on north to rear 584sqm block
Electric gated driveway into carport and huge shed, covered parking for three plus handy storage
3m high ceilings, picture rails, timber floors, ornate ceiling add character
Ducted a/c and a combustion fire keep the temperature just right
Three robed bedrooms with plantation shutters
Full-size family bathroom, contemporary new master ensuite, third w/c and shower in laundry
Formal lounge room flows into bright and spacious open plan dining and kitchen
Versatile loft retreat makes a perfect home office, guest quarters or space for teens to hang out and features plenty of storage
All-weather deck with heat lamps, outdoor TV, Zip-track blind, pizza oven
Solar gas-heated pool and cabana in tropical surrounds, cubby house
Unify internet system suitable for up to 50 devices
Disclaimer:
All information contained herein is gathered from sources we deem reliable. However, we cannot guarantee its accuracy and act as a messenger only in passing on the details. Interested parties should rely on their own enquiries. Some of our properties are marketed from time to time without price guide at the vendors request. This website may have filtered the property into a price bracket for website functionality purposes. Any personal information given to us during the course of the campaign will be kept on our database for follow up and to market other services and opportunities unless instructed in writing.
Listing description written by Chasse Ede, Presence Real Estate — reproduced as published, not verified by Districts.