Bridgewater at a glance
3,837
People
$1,070,000
Median sale
$706/wk
Median rent
3.43%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
SA › Bridgewater › Hill View Rd
$1,333,000
Last sold
25 July 2025
4
Bedrooms
2
Bathrooms
1
Car spaces
1,050 m²
Land
202 m²
Building
Districts View
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
$1,333,000
25 July 2025 · derived via latest_sale
Local land rate: recorded House sales in Bridgewater (last 5 years) with land size have a median of $905/m² of land (n=74). Districts calculation from recorded sales — not a valuation.
Bridgewater at a glance
3,837
People
$1,070,000
Median sale
$706/wk
Median rent
3.43%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Vs Bridgewater
+24.6%
Median sale
Suburb $1,070,000
-0.68 pp
Gross yield
Suburb 3.43%
Suburb median $1,070,000 from 11 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
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 $706/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
UnknownArea
Bridgewater at a glance
3,837
People
$1,070,000
Median sale
$706/wk
Median rent
3.43%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Harcourts Adelaide HillsA soothing Hills reset with a fresh look and separate studio.
From humble 1980s beginnings to a home that's every bit built for modern tastes, this perched reprieve from the city's stresses connects you to nature - and each other - like only a Hills home can. And does it in style.
Solid as a rock, its evolution was largely cosmetic; pairing pops of colour with a white-on-white palette, stone, timber and glazing that brings the outside in at every opportunity.
The result is a light-filled 4-bedroom home that is understated, energising, playful and undeniably functional in the same breath.
Shaped like an 'L', this astutely laid out home places those bedrooms in one wing and a bevy of interconnected living zones in the other.
A front lounge room closes off from the world. A chance to catch up on that unfinished novel or Netflix series. A potential playroom or additional bedroom too.
The kitchen: a stone-topped, super-functional conduit between two further living zones: a casual meals zone with mid-week winter meals on the menu, and a family room with a gorgeous green feature wall and cosy combustion fireplace.
A servery window connects the kitchen to a bar - or your guest to the drink they left inside - Not a drop of rain to spoil the party thanks to the skillion roofed pergola.
For a different vantage point of your rambling, established Hills gardens, try the rotunda. Or stroll around and you'll stumble on the separate air-conditioned studio with your artistic pursuits or remote working ambitions on its to-do list.
Equal parts country quiet and cosmopolitan close, Bridgewater sits in the sweet spot - seven minutes to Stirling, ten to Hahndorf, a Sunday cruise to a range of cellar doors, and just 25 to Adelaide's CBD. The Hills you came for.
More to love:
• Renovated 1980s home with a vibrant interior palette and inspired updates throughout
• Flexible four-bedroom layout with zoned sleeping and living wings
• Multiple light-filled living areas, including a front lounge, casual meals, and large family zone
• Stylish kitchen with Caesarstone benchtops, breakfast bar, Westinghouse oven and glass cooktop, Miele dishwasher, and servery window to alfresco
• Sleek bathroom renovation (2024) with freestanding tub, walk-in shower, and Caesarstone-topped vanity
• Combustion fireplace, ducted reverse cycle air conditioning, split-system A/C, and ceiling fans for year-round comfort
• English Oak floors (2021) to family and lounge zones; slate and wool carpet elsewhere
• Separate external studio with vinyl plank floors, split-system A/C (2025) - ideal for creatives, remote work or guests
• Built-in joinery to bedrooms 2 and 3, hallway, bathroom and master WIR by Chris Bamford
• Double glazing throughout (installed 2021), excluding kitchen and dining doors
• Laundry upgrade (2012)
• Stylish s-fold sheer curtains and motorised blinds to key rooms
• Covered alfresco with bar and servery, perfect for entertaining in all seasons
• Skillion roof pergola, rotunda with leafy outlook, and well-established gardens
• Powered 6m x 3m garden shed
• Carport and additional off-street parking with new fencing to driveway
• Fully fenced yard for children and pets; quiet, elevated position with views to Hahndorf
• Just a 3-minute drive to Bridgewater's village, supermarket, and historic pub/hotel
CT / 5476/973
Council / Adelaide Hills Council
Zoning / Rural Neighbourhood (Z5408) - RuN
Built / 1985
Land / 1050m2 (approx)
Council Rates / $TBC
Emergency Services Levy / $TBC
Estimated rental assessment / Written rental assessment can be provided upon request upon request
Nearby Schools / The Hills Montessori School, St Catherine's School Stirling, Bridgewater Primary School, Aldgate Primary School, Heathfield High School, Cornerstone College
Listing description written by Elle Gosling, Harcourts Adelaide Hills — reproduced as published, not verified by Districts.
Nearby 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.