Hope Valley at a glance
8,725
People
$901,000
Median sale
$568/wk
Median rent
3.28%
Suburb gross yield
Median sale from 34 recorded sales (last 12 months) — a Districts calculation.
SA › Hope Valley › Almerta St
3
Bedrooms
2
Bathrooms
2
Car spaces
617 m²
Land
316 m²
Building
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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Hope Valley (last 5 years) with land size have a median of $1,392/m² of land (n=77). Districts calculation from recorded sales — not a valuation.
Hope Valley at a glance
8,725
People
$901,000
Median sale
$568/wk
Median rent
3.28%
Suburb gross yield
Median sale from 34 recorded sales (last 12 months) — a Districts calculation.
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 $568/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.
Area
Hope Valley at a glance
8,725
People
$901,000
Median sale
$568/wk
Median rent
3.28%
Suburb gross yield
Median sale from 34 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White NorwoodPositioned behind landscaped gardens and lush lawn on a lovely corner block at the entry to a short cul-de-sac and backing onto a reserve, 34 Almerta Street is a sweet haven of tranquillity, its family-friendly floorplan boasting 2 large internal living areas to complement a big alfresco entertaining hub out back and the breezy verandah that frames its façade.
Among the mostly original décor, which includes several glittering chandeliers and ornate ceiling roses, are the gorgeous polished solid timber floorboards that run through the 3 bedrooms, the master of which is well-distanced from the others and equipped with an ensuite and WIR.
The rest of the house is tiled for easy cleaning with most areas able to be sectioned off by simply closing a connecting door. The living zones comprise a spacious, combined formal lounge and dining area with picture windows overlooking the front garden, and a family room that runs off a well-appointed modern kitchen and opens onto a semi-enclosed outdoor patio with gabled roof and fan.
The 2 kids' rooms sit in their own wing off the family room. Both have BIRs and share a full bathroom with shower, tub and private WC, the laundry nearby with access out to the Hills Hoist! There's secure, covered accommodation for 2 vehicles, with separate driveways to each providing extra off-street parking spots.
With the luxury of only one neighbour and walking distance to Hope Valley's own vibrant shopping and community sporting precincts, and only a 5- minute drive to Westfield TTP, this property can add a 5-star location to its extensive list of credentials!
FEATURES WE LOVE
• Light-filled lowset with dual living areas, a sweeping front verandah & no rear neighbours
• Solid timber floorboards in the bedrooms, tiling elsewhere
• Huge formal lounge/dining room off entry foyer with chandeliers, ceiling roses, garden views
through picture windows
• Separate family room off kitchen, extending onto a semi-enclosed, fan-cooled alfresco
entertaining area with gable roof
• Plenty of moulded kitchen cabinetry & clear countertops, a gas cooker/oven, dishwasher, tiled
splashbacks, garden outlook over twin sink/water filter
• Private master off entry with a roomy WIR and ensuite with a shower
• 2 more beds, both with BIRs, branching off a passage behind family room
• Large main bathroom with shower and tub, the WC next door
• Laundry with linen press and closet
• Ducted AC throughout + split system AC & a gas heater in family room
• Driveways off Almerta & Alice Streets, one into a single garage with rear roller to outdoor
patio, the second into a single carport - both with auto entry
• Landscaped gardens featuring natural stone and topiary plantings, with grassy areas & a shed
LOCATION
• 4 zoned primary schools within a sub-4km radius (Modbury South only 1.2km), only 2km to
Modbury High, & a 15-minute walk to Torrens Valley Christian School
• Central to Hope Valley Shopping Centre (Drakes, eateries, speciality retailers) and Highbury
Hotel/Dan Murphys, both only 15-minutes on foot
• 10-minute walk to Hope Valley Sporting Club (tennis, netball facilities and a big oval)
• 5-minute drive to Westfield TTP
• Cruisy 20-minute city commutes
Auction Pricing - In a campaign of this nature, our clients have opted to not state a price guide to the public. To assist you, please reach out to receive the latest sales data or attend our next inspection where this will be readily available. During this campaign, we are unable to supply a guide or influence the market in terms of price.
Vendors Statement: The vendor's statement may be inspected at our office for 3 consecutive business days immediately preceding the auction; and at the auction for 30 minutes before it starts.
Norwood RLA 278530
Disclaimer: As much as we aimed to have all details represented within this advertisement be true and correct, it is the buyer/ purchaser's responsibility to complete the correct due diligence while viewing and purchasing the property throughout the active campaign.
Property Details:
Council | Tea Tree Gully
Zone | General Neighbourhood
Land | 617sqm(Approx.)
House | 316sqm(Approx.)
Built | 1995
Council Rates | $2,321.70pa
Water | $TBC pq
ESL | $111.15pa
Listing description written by Vanessa Bianco, Ray White Norwood — reproduced as published, not verified by Districts.