Cooks Hill at a glance
4,103
People
$1,830,000
Median sale
$672/wk
Median rent
1.91%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
NSW › Cooks Hill › Bruce St
$1,563,000
Last sold
2 May 2025
3
Bedrooms
2
Bathrooms
0
Car spaces
149 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
$1,563,000
2 May 2025 · derived via latest_sale
Local land rate: recorded House sales in Cooks Hill (last 5 years) with land size have a median of $7,199/m² of land (n=52). Districts calculation from recorded sales — not a valuation.
Cooks Hill at a glance
4,103
People
$1,830,000
Median sale
$672/wk
Median rent
1.91%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Vs Cooks Hill
-14.6%
Median sale
Suburb $1,830,000
+0.33 pp
Gross yield
Suburb 1.91%
Suburb median $1,830,000 from 17 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 $672/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. No recorded off-street parking — often a discount versus the suburb median for the same beds.
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
Cooks Hill at a glance
4,103
People
$1,830,000
Median sale
$672/wk
Median rent
1.91%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Simon Wall PropertyLovingly reimagined and beautifully maintained, this delightful Cooks Hill home is as pretty as a picture and ready to welcome its next lucky owners. Quietly unassuming from the street, it offers a calming presence that invites you in, then surprises you with its thoughtful design and quality finishes throughout.
Perfectly positioned just a short walk to everything you need, this home offers the ultimate inner-city lifestyle-think morning strolls to your favourite café, evenings at the theatre, and weekends exploring Newcastle's vibrant cultural scene.
Step inside and you're immediately drawn down the hallway by the polished timber floors and high decorative ceilings. The two spacious front bedrooms are filled with natural light, thanks to oversized windows and plantation shutters, and include ceiling fans for year-round comfort.
Tucked between the bedrooms is the stunning main bathroom-a bright, modern space filled with texture and light from the large window, high ceilings and cleverly placed skylight. The oversized shower, freestanding bath, wall-hung vanity and sleek finishes make a statement here.
Continue down the hall and the home opens up into an open-plan kitchen, dining and living space that's stylish, functional and contemporary. A feature skylight adds warmth to the lounge area, complemented by the original ornamental fireplace and the home's pared-back architectural charm.
The kitchen is a dream for cooks and entertainers alike, with exposed beam ceilings, terrazzo floors, Caesarstone benchtops, stainless steel appliances, generous storage, and a plumbed-in fridge. The breakfast bar is perfect for casual meals, and the adjoining dining area opens seamlessly to the private backyard via bi-fold doors-ideal for those who love to host.
Outside, the leafy rear courtyard is a hidden gem. Lush, borrowed landscape gives a sense of privacy and calm, with plenty of space for entertaining, relaxing or gathering with family and friends. There's also a handy storage shed/workspace and side access for bikes, boards or extra belongings.
Upstairs, the master suite is quietly set at the back of the home. Wake up to far-reaching views over the iconic Obelisk and Memorial Walk and enjoy cool sea breezes flowing through the louvres. With its own ensuite and generous walk-in storage extending into the roof cavity, this space feels like a peaceful escape from the everyday.
Whether you're a couple, a small family, or a savvy buyer seeking lifestyle and location, this home offers the perfect blend of charm, comfort, and convenience. Step out your front door and you're just 200 metres from Civic Park, the Art Gallery and the library and only 500 metres from the Civic Theatre, university precinct, and the soon-to-reopen Tower Cinema. With Darby Street, Hunter Street, and the East End close by-and Newcastle Beach just a five-minute drive or short tram ride away-your new life is full of possibilities.
Note: This home is entitled to 3 parking permits. 2 X Permanent vehicle passes (specific car registration) and 1 x visitor pass (no registration needed) at approximately $80 each per annum. This will allow you or visitors to park anywhere in precinct 4.
• Gas cooking and gas bayonets, plus reverse cycle air-conditioning in living and kitchen areas
• Terrazzo flooring in the kitchen and dining spaces
• Four skylights bringing beautiful natural light into key areas of the home
• Clever storage options throughout, including attic storage, under-stair space, and a European-style laundry
• Council Rates: approx. $2,550/year | Water Rates: approx. $818.69/year
Disclaimer: All information contained herein is collected from property owners or third-party sources which we believe are reliable, however we cannot guarantee its accuracy. All interested person/s should rely on their own enquiries.
Listing description written by Simon Wall, Simon Wall Property — reproduced as published, not verified by Districts.