Smithfield Plains at a glance
3,695
People
$635,000
Median sale
$497/wk
Median rent
4.07%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
SA › Smithfield Plains › Barrat St
$899,000–$949,000
For sale
Asking range
6
Bedrooms
2
Bathrooms
2
Car spaces
919 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
Asking
$899,000–$949,000
Asking range · $978/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Smithfield Plains (last 5 years) with land size have a median of $982/m² of land (n=94). Districts calculation from recorded sales — not a valuation.
Smithfield Plains at a glance
3,695
People
$635,000
Median sale
$497/wk
Median rent
4.07%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
Vs Smithfield Plains
+41.6%
Median sale
Suburb $635,000
-1.20 pp
Gross yield
Suburb 4.07%
Suburb median $635,000 from 29 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.
$56,253 on top of the price (6.3% 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: South Australia 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 Smithfield Plains'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
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 $497/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.
Gross yield if leased at the suburb aggregate is 2.9%. 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
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.
Area
Smithfield Plains at a glance
3,695
People
$635,000
Median sale
$497/wk
Median rent
4.07%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by First National Real Estate SalisburyWelcome to 32-34 Barrat Street, Smithfield Plains - two semi-detached dwellings on an impressive land holding. Boasting an allotment 919sqm (Approx) with a 27m frontage (approx) - those seeking a dual-income earning investment with development potential (Subject to PlanningSA Consent) will not want to miss this!
Both properties feature three bedrooms, one bathroom and a single living area with a traditional/popular floor-plan. Externally the properties offer an expansive backyard setting, both benefiting from undercover parking secured by a double gate.
• No. 32 - $820 per fortnight till March 2027
• No. 34 - $820 per fortnight till October 2026
Location location location is often spruiked in real estate, and that box is definitely ticked with this property. Conveniently positioned, it offers easy access to a range of everyday amenities. The Playford shops are just a short stroll away, while larger retail destinations including Munno Para Shopping City and Elizabeth Shopping Centre are only a short drive from the doorstep. Public transport is readily available along nearby Curtis Road and Peachey Road, with Smithfield Railway Station also just minutes away, providing convenient access to the Adelaide CBD and the northern suburbs. This well-connected location offers the perfect balance of convenience and accessibility for a wide range of buyers.
Opportunities like this do not last - get in quick!
Land // 919sqm (Approx)
Frontage // 27.43m (Approx)
Council // City of Playford
Council Rates // TBA
Water Rates // TBA
Year Built // 1967
Disclaimer: We have obtained all information in this document from sources we believe to be reliable; However we cannot guarantee its accuracy and no warranty or representation is given or made as to the correctness of information supplied and neither the Vendors or their Agent can accept responsibility for error or omissions. Prospective Purchasers are advised to carry out their own investigations. All inclusions and exclusions must be confirmed in the Contract of Sale.
Listing description written by Adam Janda, First National Real Estate Salisbury — reproduced as published, not verified by Districts.