Kincumber at a glance
7,411
People
$1,350,000
Median sale
$662/wk
Median rent
2.55%
Suburb gross yield
Median sale from 41 recorded sales (last 12 months) — a Districts calculation.
NSW › Kincumber › Samantha Cres
$1,172,000
Last sold
1 Nov 2024
4
Bedrooms
2
Bathrooms
3
Car spaces
748 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
$1,172,000
1 Nov 2024 · derived via latest_sale
Local land rate: recorded House sales in Kincumber (last 5 years) with land size have a median of $1,817/m² of land (n=113). Districts calculation from recorded sales — not a valuation.
Kincumber at a glance
7,411
People
$1,350,000
Median sale
$662/wk
Median rent
2.55%
Suburb gross yield
Median sale from 41 recorded sales (last 12 months) — a Districts calculation.
Vs Kincumber
-13.2%
Median sale
Suburb $1,350,000
+0.39 pp
Gross yield
Suburb 2.55%
Suburb median $1,350,000 from 41 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 $662/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.
Area
Kincumber at a glance
7,411
People
$1,350,000
Median sale
$662/wk
Median rent
2.55%
Suburb gross yield
Median sale from 41 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Bensville/Empire BayNestled in a highly sought-after, family-friendly neighborhood, this beautifully presented single-level residence rests on a sun-soaked and private 748 sqm block. Step inside to discover freshly painted interiors that effortlessly blend formal and informal living spaces. With four generously sized bedrooms and a centrally located kitchen overlooking the sparkling pool and enclosed entertaining area, this home is designed with family living in mind.
The outdoor space is perfect for gatherings, offering a spacious covered entertaining area and a large inground pool. Situated just minutes from the coast's finest beaches, top schools, and local shops, you'll enjoy supreme convenience with all the amenities you need right at your doorstep.
Key Features:
- Spacious main bedroom with built-in wardrobe
- Three additional bedrooms, two with built-in wardrobes
- Bright, open-plan living and dining area upon entry
- Centrally located kitchen with generous bench and cupboard space
- Meals area flowing into a large covered entertaining zone
- Versatile home office/rumpus room
- Expansive undercover entertaining area with adjoining bathroom
- North-facing backyard with a large sun-filled inground pool
- A perfect combination of functional family living and exceptional indoor/outdoor entertaining
- Freshly painted interiors and a spacious internal laundry
- Double lock-up garage, side access, and a single carport
- Unbeatable location near local shops, cafes, medical services, library, Kincumber Hotel, Coles, skatepark, and football field
APPROXIMATE KEY DETAILS
Land Size: 748sqm
Council rates: $1,857 p/a
Water rates: $1,147 p/a
Rental: $780 - $820 p/w
DISCLAIMER: This advertisement contains information provided by third parties. While all care is taken to ensure otherwise, Ray White Bensville/Empire Bay does not represent the accuracy of the information contained in the advertisement, does not accept any responsibility or liability, and recommends that any client make their own investigations and enquiries. All images are indicative of the property only.
Listing description written by Matthew Kidd, Ray White Bensville/Empire Bay — reproduced as published, not verified by Districts.
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