Abermain at a glance
2,634
People
$770,000
Median sale
$508/wk
Median rent
3.43%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
NSW › Abermain › Armidale St
$630,000
Last sold
16 Nov 2023
3
Bedrooms
2
Bathrooms
2
Car spaces
947 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
$630,000
16 Nov 2023 · derived via latest_sale
Local land rate: recorded House sales in Abermain (last 5 years) with land size have a median of $694/m² of land (n=61). Districts calculation from recorded sales — not a valuation.
Abermain at a glance
2,634
People
$770,000
Median sale
$508/wk
Median rent
3.43%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
Vs Abermain
-18.2%
Median sale
Suburb $770,000
+0.76 pp
Gross yield
Suburb 3.43%
Suburb median $770,000 from 25 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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
NSWPlanning 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.” NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $508/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. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. 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. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
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
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
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
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Area
Abermain at a glance
2,634
People
$770,000
Median sale
$508/wk
Median rent
3.43%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Tahlia Thomas Real EstateA timeless home in a sought after location just minutes from the Hunter Expressway this gorgeous Hunter Valley residence features original features throughout and the space and versatility for large families, those who are seeking dual living or a great investment.
The list of stunning original features is endless and includes original gorgeous façade, stained glass windows and French doors throughout and large windows overlooking greenery
- Floorplan lends itself to dual living or a very spacious family home with two entry doors from the front of the property, huge rumpus room off the back that includes kitchenette and private external access, this space also can be connected to another bathroom and bedroom making the perfect property for dual living
- The stunning double entry way will have you falling in love before you walk in with double timber doors and wide timber front porch
- Open plan lounge connects dining and kitchen and features high ceilings, large windows with lots of natural light, French doors to outdoor entertaining deck and reverse-cycle air-conditioning
- Three bedrooms all with built-in robes, one of three living areas could be used as a fourth bedroom, ceiling fans, large windows letting in lots of natural light and soaking in the outside greenery, high ceilings and one bedroom with adjoining bathroom/ensuite
- Timeless timber kitchen with electric cooking, dishwasher, stained glass windows and flows to the lounge and dining
- Timeless bathroom with freestanding timber vanity and stunning stained glass windows
- Covered elevated deck the perfect entertaining space and outdoor dining area overlooks the rear lawn perfect for pets and children to play
- High ceilings, French doors, stained glass, solar system, ceiling fans, ducted and reverse-cycle air-conditioning, versatile floorplan, the list of features is endless
- Large fully fenced 947sqm block with gorgeous street appeal, rear lane access to the yard and double lock-up garage plus caravan parking and attached awning
- Located with a sought after address on the cusp of the Hunter expressway this stunning property is just 30 minutes to Newcastle, 45 minutes to the Central Coast and two hours to Sydney
Disclaimer:
All information contained herein is gathered from sources we deem reliable. However, we cannot guarantee its accuracy and act as a messenger only in passing on the details. Interested parties should rely on their own enquiries.
Listing description written by Tahlia Thomas, Tahlia Thomas Real Estate — reproduced as published, not verified by Districts.