Onkaparinga Hills at a glance
2,634
People
$1,080,000
Median sale
$638/wk
Median rent
3.07%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
SA › Onkaparinga Hills › Kings Hill Circuit
4
Bedrooms
2
Bathrooms
12
Car spaces
1,612 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Onkaparinga Hills (last 5 years) with land size have a median of $899/m² of land (n=40). Districts calculation from recorded sales — not a valuation.
Onkaparinga Hills at a glance
2,634
People
$1,080,000
Median sale
$638/wk
Median rent
3.07%
Suburb gross yield
Median sale from 11 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 $638/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
Onkaparinga Hills at a glance
2,634
People
$1,080,000
Median sale
$638/wk
Median rent
3.07%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Refined Real EstateSome homes are built. Others are composed - layer by layer, detail by detail - until the house becomes something else entirely.
Positioned at the end of a quiet circuit in the foothills of Onkaparinga Hills, 34 Kings Hill Circuit occupies a rare place in Adelaide's south - close enough to the city to be convenient, far enough from it to breathe. The rear of the home faces into the hills, framing a landscape that shifts with the seasons and reminds you, daily, that not everything needs to be hurried.
The home opens through a gracious entry hall - its ornate ceiling rose a quiet nod to a more considered era - and flows through to a sunken formal living room appointed with original parquet timber flooring, recently refreshed, that catches the light in the particular way only real timber can. The room is poised, unhurried, ready with potential to be used as a home theatre for your family to share movie nights. NBN and Foxtel connections are in place, ready for whatever the next chapter requires.
The master suite is a considered retreat in its own right. A generous master bedroom opens to a dedicated parents' space - complete with quiet separate quarter the purpose of which can evolve with the household, whether that means a home office, reading room, quiet study or nursing room. The master retreat includes his & her walk in robes and large ensuite with toilet and shower.
Three additional bedrooms continue the home's restrained palette - white plantation shutters on every window, charcoal carpet and the warmth of natural wood floors) underfoot, and neutral tones that keep the mood calm and curated, allowing you to inject your own style. Two bathrooms service the home, with three separate toilets ensuring even the largest household runs without friction. Within the main bathroom is a resort style wet sauna, rain-maker shower to wash your cares away and soaker bathtub.
The heart of the home is the recently updated kitchen with a walk-in-pantry and easy access to the double garage and the dining, lounge and al fresco. There is also a formal dining room with a touch of Hollywood. Casual dining and second family room set in an open plan for everyday family-connected (or modern family) living.
The home centres around the remarkable entertainer's atrium - a cathedral-style pavilion framed by pale brick walls and gable rafters that flood the space with natural light. French doors connect the atrium to the interior living giving a sense of being within - and beyond - at the same time.
Step outside and the landscaping speaks for itself: outdoor precinct of charcoal-format paving surrounds a clean swathe of lawn, bordered by raised planter beds, with a feature wall for quiet contemplation and a white gravel zen zone - a pocket of calm purpose-built for morning coffee or afternoon sun. A linear orchard starting and finishing with citrus trees and stone fruit trees in between. The tree canopy beyond the fence line closes the view softly, maintaining privacy while preserving the illusion of space beyond. The paddocks behind the property with horses, goats and llamas give you a sense of rural living with all the convenience suburban living provides.
An outstanding feature that awaits is the opportunity to have a home office, storage space and workshop free-standing with easy street access with uses as broad as your imagination.
CLIMATE
Ducted Reverse Cycle Throughout
PARKING
10 Vehicle Capacity
WORKSHOP
Lined Shed with Dedicated Office
WELLNESS
Private Sauna
ENTERTAINER'S ATRIUM
Gable pavilion with brick walls, French doors & substantial space for outdoor dining
PARQUET TIMBER FLOORS
Original wood parquet throughout formal living areas, restored and refinished
MASTER PARENTS'' RETREAT
Master suite with adjoining quarters, his & hers WIRs and ensuite
LED LIGHTING
Full LED specification throughout the home, including recessed downlights.
NBN & Foxtel connected
WORK SHED WITH OFFICE
Large lined shed with internal office - home business, workshop, or premium storage
HILLS OUTLOOK
Rear-facing hillside views from within the suburbs - a genuinely rural atmosphere
LANDSCAPED REAR GARDEN
Charcoal paving, lawn, raised garden beds, gravel retreat zone
PLANTATION SHUTTERS
Throughout bedrooms - privacy, light control, and timeless finish
2 BATHROOMS · 3 TOILETS
Thoughtfully distributed across the floorplan for a large or multi-generational household
There is a particular kind of home that stops you mid-tour - not through spectacle, but through the quiet accumulation of things done right. 34 Kings Hill Circuit is that home. It asks nothing of you except that you arrive and stay.
Call Ian Jesse · 0419 806 381 · Refined Real Estate for you to secure this rare opportunity today
Listing description written by Ian Jesse, Refined Real Estate — reproduced as published, not verified by Districts.
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