Happy Valley at a glance
12,016
People
$865,250
Median sale
$637/wk
Median rent
3.83%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
SA › Happy Valley › Sherwood Ave
$800,000
Last sold
4 Nov 2024
3
Bedrooms
2
Bathrooms
2
Car spaces
660 m²
Land
153 m²
Building
Districts View
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
$800,000
4 Nov 2024 · derived via latest_sale
Sources disagree on the sale price. All recorded figures are shown in the history below — Districts does not pick a winner.
Local land rate: recorded House sales in Happy Valley (last 5 years) with land size have a median of $1,025/m² of land (n=159). Districts calculation from recorded sales — not a valuation.
Happy Valley at a glance
12,016
People
$865,250
Median sale
$637/wk
Median rent
3.83%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
Vs Happy Valley
-7.5%
Median sale
Suburb $865,250
+0.31 pp
Gross yield
Suburb 3.83%
Suburb median $865,250 from 12 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
SAPlanning 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. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $637/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. This lot’s own applications are a separate question. 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. 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
UnknownNearby development applications are not loaded. This lot’s own applications are a separate question.
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
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.
Nearby
Area
Happy Valley at a glance
12,016
People
$865,250
Median sale
$637/wk
Median rent
3.83%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Magain Real EstatePlease contact Rachael Farror or Danielle Comer from Magain Real Estate for all your property advice.
Nestled amidst the serene hills of Happy Valley, this contemporary family home spans 153sqm of internal and external living space, thoughtfully designed to maximize its generous 660sqm (approx.) land parcel. Situated within close proximity to esteemed local schools like Braeview Primary and Reynella East College, and just minutes from the scenic trails of the Happy Valley Reservoir, this property caters perfectly to growing families and astute investors alike.
Upon entry, an inviting L-shaped formal lounge and dining area adorned with modern timber-like flooring sets a welcoming tone. Flowing seamlessly into a beautifully renovated kitchen overlooking a second living area, the home exudes warmth and functionality. The well-appointed kitchen boasts ample cupboard space with a walk in pantry, sleek stainless steel appliances including a built-in oven with gas cooktop, and a convenient dishwasher. A breakfast bar provides a delightful focal point for social gatherings and casual meals.
The residence offers three spacious and tastefully presented bedrooms, including a master suite positioned at the front featuring two large picture windows framing the front garden, a walk-in robe, and ensuite bathroom. Bedrooms two and three are serviced by a sophisticated main bathroom with a separate toilet, ideal for guests. A practical storage closet in the hallway adds valuable organisational space.
For those who love to entertain, glass sliding doors from the family living area lead to a substantial paved entertaining space adorned with a skillion roof pergola, perfect for hosting barbecues and gatherings throughout the year. The meticulously landscaped split-level gardens and expansive lawn area provide an idyllic setting for family enjoyment and children's play, offering ample privacy.
Crafted to the highest standards, additional features include a single garage with a roller door and an extra off-street parking spot suitable for a car, caravan, or boat. Comfort is assured with ducted reverse cycle heating and cooling, a gas instantaneous hot water system, and a convenient garden shed for storage needs.
Properties of this caliber are rare gems, particularly when combined with such a beautifully appointed residence tastefully decorated in neutral tones, offering a seamless blend of comfort, style, and functionality.
All floorplans, photos and text are for illustration purposes only and are not intended to be part of any contract. All measurements are approximate and details intended to be relied upon should be independently verified.
Magain Real Estate Happy Valley
RLA | 222182
Listing description written by Rachael Farror, Magain Real Estate — reproduced as published, not verified by Districts.