Amaroo at a glance
5,985
People
$1,140,000
Median sale
$460/wk
Median rent
2.10%
Suburb gross yield
Median sale from 31 recorded sales (last 12 months) — a Districts calculation.
ACT › Amaroo › Sandover Circuit
$700,000–$750,000
For sale
Asking range
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
Asking
$700,000–$750,000
Asking range
No recorded sale for this property.
Amaroo at a glance
5,985
People
$1,140,000
Median sale
$460/wk
Median rent
2.10%
Suburb gross yield
Median sale from 31 recorded sales (last 12 months) — a Districts calculation.
Vs Amaroo
-38.6%
Median sale
Suburb $1,140,000
+1.32 pp
Gross yield
Suburb 2.10%
Suburb median $1,140,000 from 31 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$24,236 on top of the price (3.5% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Australian Capital Territory schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Based on the low end of the asking range, not a contract price.
Pre-filled with Amaroo's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
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 $460/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.
Gross yield if leased at the suburb aggregate is 3.4%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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
Amaroo at a glance
5,985
People
$1,140,000
Median sale
$460/wk
Median rent
2.10%
Suburb gross yield
Median sale from 31 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Stone Real Estate GungahlinMove-in ready, two spacious living zones, a sunny courtyard, and moments from everything you need. This three-bedroom home is set in a peaceful pocket of Amaroo, with Yerrabi Pond and the nature reserve a short stroll away.
The ground floor is built around two generous living areas. You're welcomed into a formal lounge made for gathering and entertaining, while the family and dining zone sits at the heart, with large sliding doors opening to the sunny courtyard.
The kitchen offers gas cooking, a dishwasher, and a standout breakfast bar, finished with clean white cabinetry throughout. Everything is in place and ready for you to move in from day one.
The courtyard is the standout. Large brick paving wraps around established palms and a mature poplar, with garden beds lining the perimeter and full fencing keeping it private and sheltered. A raised timber deck off the rear gives you a second spot to sit. It catches warm afternoon sun and stays low-maintenance.
Upstairs, the three bedrooms are zoned for privacy. The master carries a built-in robe, ensuite, and its own balcony, while two further bedrooms, both with built-in robes, share a central bathroom with a separate toilet.
Efficient ducted gas heating and evaporative cooling keep the home comfortable year-round.
Set on the quiet side of Amaroo, the home looks out toward Yerrabi Pond and the nature reserve, with walking trails at the doorstep. Amaroo Village, Amaroo School, and Good Shepherd Catholic Primary are all close by, and Gungahlin Town Centre is minutes away for shopping, dining, and transport.
Features Overview:
- Moments from Gungahlin Town Center, Yerrabi Pond, schools, and shops
- Three bedrooms, spacious living areas, and generous outdoor space
- Two-storey floorplan
- EER (Energy Efficiency Rating): 4.5 stars
Sizes (Approx):
- Total residence: 180.41 sqm
- Internal living: 136.17 sqm
- Verandah: 4.37 sqm
- Balcony: 4.37 sqm
- Double garage: 35.50 sqm
Inside:
- Multiple living areas including a front dining/family room and a sunny formal lounge
- Practical kitchen with great bench space and ample storage
- Spacious master bedroom featuring a built-in robe, ensuite, and a private balcony
- Two additional well-sized bedrooms with built-in robes
- Main bathroom with a separate toilet
- Ground floor powder room for added convenience
- Dedicated laundry
- Linen and additional storage options
- Ducted gas heating
- Evaporative cooling
- Double garage with internal access
Outside:
- Low maintenance courtyard and outdoor gardens
- Balcony extending from the main bedroom
- Easy care surrounds suited to everyday living
- Convenient position close to parks, walking trails, shops, and schools
Development information:
- Name: Pembroke Terraces
- Number of buildings in development: 8
- Strata management: Whittles Canberra
- NBN connected with FTTP
- Built in 1999
Prices:
- Rates: $719.00 per quarter
- Land Tax (Investors only): $1001.36 per quarter
- Conservative rental estimate (unfurnished): $620 - $650 per week
Construction Information:
- Flooring: Concrete and timber flooring
- External Walls: Brick veneer
- Roof Framing: Timber: Truss roof framing
- Roof Cladding: Concrete roof tiles
- Window Glazing: Single glazed windows
Amaroo is a welcoming and family-oriented suburb in Canberra's Gungahlin region, known for its strong community feel, well-built homes, and lifestyle centred around convenience and outdoor living. Meaning "a beautiful place," Amaroo lives up to its name with easy access to scenic recreation at nearby Yerrabi Pond, where residents enjoy walking trails, playgrounds, and lakeside spaces, as well as local parks and playing fields throughout the suburb. Amaroo has a well-established owner-occupier profile, with about 70.9% of homes owner-occupied, which adds to the suburb's stable, family-oriented residential character.
Rich in character, it is also home to the historic Crinigan's Stone Cottage, offering a unique glimpse into the area's 19th-century past. With the Amaroo Village Shopping Centre providing everyday convenience, popular local cafés and eateries adding to its charm, and quality schooling including Amaroo School and Good Shepherd Catholic Primary School, Amaroo delivers a relaxed, connected, and highly liveable lifestyle ideal for families.
Inspections:
We are opening the home most Saturdays with mid-week inspections. However, if you would like a review outside of these times, please email us on: jesssmith@stonerealestate.com.au
Disclaimer: The material and information contained within this marketing is for general information purposes only. Stone Gungahlin does not accept responsibility and disclaim all liabilities regarding any errors or inaccuracies contained herein. You should not rely upon this material as a basis for making any formal decisions. We recommend all interested parties to make further enquiries.
Listing description written by Jess Smith, Stone Real Estate Gungahlin — 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.