Black Forest at a glance
2,014
People
$1,155,375
Median sale
$546/wk
Median rent
2.46%
Suburb gross yield
Median sale from 8 recorded sales (last 24 months) — a Districts calculation.
SA › Black Forest › Addison Rd
$1,075,000
Last sold
6 Dec 2016
4
Bedrooms
2
Bathrooms
3
Car spaces
812 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
$1,075,000
6 Dec 2016 · derived via latest_sale
Local land rate: recorded House sales in Black Forest (last 5 years) with land size have a median of $1,808/m² of land (n=24). Districts calculation from recorded sales — not a valuation.
Black Forest at a glance
2,014
People
$1,155,375
Median sale
$546/wk
Median rent
2.46%
Suburb gross yield
Median sale from 8 recorded sales (last 24 months) — a Districts calculation.
Vs Black Forest
-7.0%
Median sale
Suburb $1,155,375
+0.18 pp
Gross yield
Suburb 2.46%
Suburb median $1,155,375 from 8 recorded sales (last 24 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 $546/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
Black Forest at a glance
2,014
People
$1,155,375
Median sale
$546/wk
Median rent
2.46%
Suburb gross yield
Median sale from 8 recorded sales (last 24 months) — a Districts calculation.
Listing material
Listed by Harris Real Estate Kent TownOnly on a block spanning more than 800 square metres could a 1914-built, 3-bedroom sandstone villa double in size and still leave you with enviable room to roam in a rear yard that happens to grant private access to the boundaries of Black Forest Primary.
By anyone's standards, the beautifully preserved ornate features, prolific natural light and double-sized rooms of the original home are more than enough to feed your appetite for much-needed space and style.
But - thanks to extensive upgrades and an inspired (and stylishly sympathetic) 2009-built extension - those original oak floors, soaring ceilings, functional fireplaces, intricate leadlight, and prominent timber fretwork form a nostalgic opening act to what is now a 4-5 bedroom home that lives for the modern family.
Suddenly - but oh so seamlessly - the wide-set hall of the original home draws the curtain on an epic open-plan living arena headlined by 11-foot-high ceilings, Western Australian hardwood floors and a striking kitchen boasting granite tops, expansive island, Smeg stainless steel appliances and glass splashbacks.
The moment when it all comes together might just be when you set the in-built speakers to a soothing hum, swing open the bi-fold doors and watch envious guests spill onto the down-lit alfresco pavilion.
Guests will experience the height of those extensive upgrades whenever they visit the main bathroom boasting porcelain floors, a Caesarstone-topped vanity and a featuring freestanding tub.
And with a 7.5KW (42 panels) solar system that says 'adios' to power bills, and a master bedroom with a huge walk-in robe and an ensuite to rival its main counterpart...
Some luxuries are reserved just for you.
More reasons why we love this home:
- Backs onto (with private rear access) to playground and parks of Black Forest Primary School
- Large formal lounge (with gas log fire) that could be converted to 5th bedroom should the family grow
- Ducted reverse cycle heating and cooling throughout
- Miele dishwasher, Smeg 900mm oven and built-in microwave to kitchen
- Triple carport/garage with remote roller door entry
- Huge double shed/garage to rear yard - with drive-through access
- Separate study/home office with built-in timber desk and storage
- Built-in robes to bedrooms 2 and 3, plus extensive storage to large laundry (cabinetry to match kitchen)
- Very secure - alarm provisions and wireless sensors to rear garage
- LED and fluro down lighting throughout
- Automatic watering to landscaped front yard
- Beautifully landscaped rear gardens with chook pen, fruit trees and dripper-fed garden beds
- Walking distance from tram and train stops to CBD and beaches
- And much more.
Specifications:
CT / 5678/834
Council / City of Unley
Zoning / RB350
Built / 1900
Land / 812m2
Internal / 250m2
Frontage / 15.24m
Council Rates / $2094.65pa
SA Water / $360.80pq
ES Levy / TBC
The accuracy of this information cannot be guaranteed and all interested parties should seek independent advice. Should this property be scheduled for auction the vendor's statement may be inspected at any Harris Real Estate office for 3 consecutive business days immediately preceding the auction and at the auction for 30 minutes before it starts.
Listing description written by Kris Casey, Harris Real Estate Kent Town — 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.