Kenmore at a glance
10,404
People
$1,618,000
Median sale
$831/wk
Median rent
2.67%
Suburb gross yield
Median sale from 94 recorded sales (last 12 months) — a Districts calculation.
QLD › Kenmore › Princeton St
For sale
For sale
4
Bedrooms
2
Bathrooms
2
Car spaces
607 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Kenmore (last 5 years) with land size have a median of $2,071/m² of land (n=136). Districts calculation from recorded sales — not a valuation.
Kenmore at a glance
10,404
People
$1,618,000
Median sale
$831/wk
Median rent
2.67%
Suburb gross yield
Median sale from 94 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.
For more information on this property, visit Queensland Globe.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
QLDPlanning 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 $831/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
Kenmore at a glance
10,404
People
$1,618,000
Median sale
$831/wk
Median rent
2.67%
Suburb gross yield
Median sale from 94 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Toowong34 Princeton Street shows just how special a mid-century renovation can be when there is as much appreciation for the original home as ambition for what it could become. Warm, stylish and full of personality, this classic Kenmore home has been transformed by leading Brisbane architect Billy Dawson into something quite exceptional - and, given Billy was renovating it for himself and his own family, perhaps that shouldn't come as a surprise.
What we love most is that the renovation hasn't come at the expense of the original house. Billy has a genuine passion for both renovation and mid-century architecture, and it shows. His design philosophy starts with "practicality first", but it's very clearly followed by an incredible eye for how a home looks and feels. Restored timber floors, natural materials, a palette of warm neutrals and tranquil greens all sit beautifully alongside fabulous new joinery, a seriously impressive kitchen and bathrooms that deserve to be shown off. There is a wonderful sense of calm and warmth throughout, but plenty of character too - it feels considered without being precious, and sophisticated without losing the relaxed informality that makes these homes so appealing.
And it works every bit as well as it looks. Four bedrooms, two bathrooms, kitchen, living and a large covered deck are all together on the entry level; the living room doors retract completely into the wall to open the room to the front garden; the kitchen connects straight to the deck; and beyond is a heated magnesium plunge pool, established gardens and a flat lawn ready for kids, pets and backyard games. Downstairs adds double car accommodation, masses of storage and a large lockable multipurpose space, while outside your front gate some of Kenmore's best schools, cafés, shops, services and public transport are all within an easy walk.
Houses with this combination of architectural character, fabulous presentation, family practicality and genuine walkability are few and far between in Kenmore. 34 Princeton Street is guaranteed to sell at auction on Saturday 5 September, if not before, so be super quick to view.
INSIDE THE HOUSE
• Beautifully renovated and extended by leading Brisbane architect Billy Dawson, with the character of the original mid-century home very much intact;
• Enjoy the ease of having all four bedrooms, both bathrooms, kitchen, living and covered deck together on the entry level;
• Restored original timber floors bring warmth and character throughout, finished in a beautiful satin sheen;
• Cook, gather and entertain around the fabulous new kitchen with engineered stone benchtops, induction cooking, electric oven, dishwasher and exceptional storage;
• Pull up a stool at the oversized eat-in island, with comfortable seating for up to six;
• Pass food, drinks and conversation straight through to the deck via the large gas-strut servery window;
• Open the living room almost completely to the front garden, with large sliding doors and retractable insect screens disappearing neatly back into the wall;
• Retreat to a lovely main bedroom with floor-to-ceiling glazing overlooking the rear deck and garden;
• Make a statement with two fabulous new bathrooms - including a terrazzo-inspired ensuite and striking family bathroom with skylight and warm terracotta-toned tiles;
• Keep everyone comfortable with Mitsubishi Electric air-conditioning and ceiling fans to all four bedrooms and living;
• Discover even more downstairs with a large, lockable multipurpose room currently used as a gym/rumpus, separate laundry and extensive storage;
• Reimagine the multipurpose space as a teenage retreat, serious home gym, studio, home office or home-based business, with scope for further development subject to approvals.
OUTSIDE THE HOUSE
• 607sqm block;
• Step straight from the kitchen and living spaces onto the large covered rear deck for effortless everyday outdoor living and entertaining;
• Cool off - or warm up - in the mosaic-tiled, heated magnesium plunge pool tucked beautifully into the established gardens;
• Let children and pets make the most of a surprisingly generous, perfect for backyard games;
• Enjoy the privacy and tranquillity created by established landscaping surrounding the rear garden;
• Open the living room directly to a separate front garden/courtyard, bringing greenery, light and fresh air right into the house;
• Find another shady outdoor space beneath the rear deck with a generous covered patio;
• Relax knowing both front and rear yards are fully fenced, including a remote-controlled driveway gate;
• Park easily with secure double car accomodation and direct access to the lower level.
THE LOCATION
One of Princeton Street's greatest advantages is just how much of everyday Kenmore life is accessible on foot.
• Start the morning with coffee at multiple coffee shops including Good Grace and Bru Cru just metres on foot from your front door;
• Give younger children an easy 350 metre walk to Kenmore State School or 10 minute walk to OLR primary;
• Older students can make their own way to Kenmore State High School, only 900m away;
• Leave the car at home for groceries, specialty shopping and everyday essentials with Kenmore Village just 400 metres away;
• Be on your way to Indooroopilly, UQ or the CBD in minutes, with Moggill Road public transport only 300 metres from home;
• Walk to the gym, cafés, restaurants, medical services and a huge range of everyday conveniences in the heart of Kenmore.
ABOUT THE ARCHITECT
34 Princeton Street was designed and renovated by Brisbane architect Billy Dawson, principal of Billy Dawson Architects. To see more of Billy's work and learn about his approach to architecture and renovation, visit www.billydawsonarchitects.com.au/.
Listing description written by Jo Langstaff, Ray White Toowong — reproduced as published, not verified by Districts.