Hindmarsh Island at a glance
2,496
People
$850,000
Median sale
$505/wk
Median rent
3.09%
Suburb gross yield
Median sale from 26 recorded sales (last 12 months) — a Districts calculation.
SA › Hindmarsh Island › Goolwa Channel Dr
$1,225,000–$1,275,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
4
Car spaces
1,070 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
$1,225,000–$1,275,000
Asking range · $1,145/m² of land
No recorded sale for this property.
Hindmarsh Island at a glance
2,496
People
$850,000
Median sale
$505/wk
Median rent
3.09%
Suburb gross yield
Median sale from 26 recorded sales (last 12 months) — a Districts calculation.
Vs Hindmarsh Island
+44.1%
Median sale
Suburb $850,000
-0.95 pp
Gross yield
Suburb 3.09%
Suburb median $850,000 from 26 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.
$77,648 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 Hindmarsh Island'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 $505/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 2.1%. 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
Hindmarsh Island at a glance
2,496
People
$850,000
Median sale
$505/wk
Median rent
3.09%
Suburb gross yield
Median sale from 26 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Victor Harbor/GoolwaA rare and exclusive Freehold Waterfront Property sitting directly on the Salt Water Goolwa Channel.
Absolutely Breathtaking views over the Murray Mouth, towards Sugars Beach, the sand dunes of Goolwa Beach and Coorong National Park.
A property that is a showcase of contemporary living and complemented with stunning panoramic waterfront vistas.
BELADAURA is simply spectacular. A timeless opportunity for the buyers seeking an all year relaxed lifestyle that will balance the whole family.
The extensive full length Jetty has power and a boat mooring area that has you pulling the boat up in your front yard. Imagine, kids fishing off the jetty, breathing in the fresh air. This really is storm boy country.
The home is complete with dual living areas, front and rear entertaining decks, substantial sheds, plenty of rain water and everything you need really to enjoy "holiday" or "permanent" living.
The extensive front deck leads into the light and bright open plan living, dining and kitchens areas that are all drenched in the magnificent Water Views. Featuring easy care tiled floors and Raked Ceilings that create a feeling of space. Year-round comfort with SSRC Air Conditioning and a Combustion Heater to enjoy on those cold winter nights.
Kitchen with plenty of cupboards and bench space, central and alongside the living and dining rooms.
Picture windows showcasing the view from the open plan and sliding doors opening to the water side of the home where the 2nd timber deck offers the ideal spot to enjoy the surrounding serenity with family and friends. Grab a glass of wine, sit back and relax. You are never going to want to leave.
3 good sized bedrooms, all with BIR's. The front 2 overlooking the water for sweet dreamy romantic nights together!
Passage at the side of the living areas lead through to the 2 full sized family bathrooms and laundry through to a fantastic large rumpus room that also opens up to the large deck on the road side of the home. This is perfect to facilitate the teenagers and extra guests over the weekends.
Plenty of Rain Water at the property with approximately 50,000 litres plumbed into the home.
Excellent sheds offering great space for vehicles, kayaks, boards and all the toys. A large double high clearance shed on the road side with double roller door, concrete floor and power. Plus a 2nd storage / workshop shed also with concrete floor, roller door & power.
Fully fenced yards with privacy and protection for the kids from the waterway, but nothing encumbering the view. Beautifully landscaped yards with native's for an easy care and manageable garden.
There is also an under house storage area that can be locked up for extra storage needs.
• Direct waterfront property
• Extensive Jetty with power & mooring area for the boats
• Large 1,070 sqm of "freehold" land
• Fully fenced and secure for kids and pets
• Beautiful Native landscaped gardens
• Extended decks to front and rear of the home
• Open plan living, dining and kitchen
• SSRC Air Conditioning & Combustion Fire
• Large Rumpus Room also with SSRC Air con
• 3 bedrooms, all with BIR's - 2 with Views!
• 2 bull sized bathrooms & laundry
• Under house storage area
• 2 good sized sheds
• Rain Water plumbed into the house
• Title: 5850 / 876
• Council Rates: $2,954 p/a
Currently being let as a very popular holiday getaway this one has limited availability for viewing.
This really is one that dreams are made of and we know that you will absolutely love it.
Disclaimer - Every precaution has been taken to establish the accuracy of the material herein. Prospective purchasers should not confine themselves to the contents but should make their own enquiries to satisfy themselves in all respects. Ray White Goolwa / Victor Harbor will not accept any responsibility should any details prove to be incomplete or incorrect - RLA298107.
Listing description written by Nici Godwin, Ray White Victor Harbor/Goolwa — reproduced as published, not verified by Districts.