Hamilton at a glance
4,666
People
$1,230,000
Median sale
$817/wk
Median rent
3.45%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
$1,012,500
Last sold
28 Mar 2026
3
Bedrooms
1
Bathrooms
0
Car spaces
151 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
$1,012,500
28 Mar 2026 · derived via latest_sale
Local land rate: recorded House sales in Hamilton (last 5 years) with land size have a median of $4,109/m² of land (n=94). Districts calculation from recorded sales — not a valuation.
Hamilton at a glance
4,666
People
$1,230,000
Median sale
$817/wk
Median rent
3.45%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Vs Hamilton
-17.7%
Median sale
Suburb $1,230,000
+0.75 pp
Gross yield
Suburb 3.45%
Suburb median $1,230,000 from 33 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 $817/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
UnknownArea
Hamilton at a glance
4,666
People
$1,230,000
Median sale
$817/wk
Median rent
3.45%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Spillane PropertyRich in character and beautifully positioned, this freestanding three-bedroom terrace blends classic period detail with flexible living, all just a short stroll from the vibrant café and dining scene of Beaumont Street.
Behind its striking street presence, the home opens to a stunning formal lounge where ornate ceilings and decorative cornices frame the space. A feature fireplace adds warmth and charm, while natural light floods the room, enhancing its generous proportion. Flowing through to the formal dining room, you'll find another beautifully preserved space complete with decorative cornices, a period light fixture and its own feature fireplace. The scale of this room offers versatility, continue to enjoy it as a grand dining setting or reimagine it as an additional living zone to suit your lifestyle.
The kitchen sits at the rear of the home, offering ample storage, a practical breakfast bar and a striking exposed brick wall that adds texture and personality. Adjacent to the kitchen is a flexible in-between space ideal as a casual sitting area or smaller everyday dining zone, seamlessly connecting indoor living to the outdoors. Step outside to a paved courtyard framed by established trees and greenery, creating a private and low maintenance setting perfect for entertaining or unwinding. A designated laundry is neatly tucked under the stairs, and additional side access off the kitchen enhances functionality.
Upstairs, accommodation comprises three bedrooms and the main bathroom. The master bedroom is a standout, spacious and light-filled, featuring a decorative fireplace, ceiling fan and elegant French doors that open onto a private balcony. A second bedroom is bright and airy with ceiling fan, while the third enjoys an abundance of natural light and built-in shelving, making it equally suited as a bedroom, study or creative space. The bathroom includes a shower and vanity with storage.
Positioned in one of Hamilton's most sought-after pockets, this home offers immediate access to Beaumont Street's cafés, restaurants, boutique shopping and transport links, delivering lifestyle and convenience in equal measure. A home of warmth, character and flexibility, perfect for buyers who appreciate timeless charm with the freedom to adapt the space to their needs.
Disclaimer: All information contained herein has been obtained from third-party sources. While we believe this information to be reliable, we cannot guarantee its accuracy or currency. Prospective purchasers and their advisers should make their own enquiries and investigations in relation to this information and the property to which it relates.
Listing description written by Donna Spillane, Spillane Property — reproduced as published, not verified by Districts.
NSW 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.