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 › East Ave
$1,116,000
Last sold
22 Feb 2020
4
Bedrooms
2
Bathrooms
4
Car spaces
696 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
$1,116,000
22 Feb 2020 · 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
-3.4%
Median sale
Suburb $1,155,375
+0.08 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
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
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 Daw ParkThis beautiful, stone fronted home delivers on all counts. Offering extensive accommodation for the growing or extended family, it has abundant character, quality-built additions to satisfy the most discerning of buyers and enjoys a brilliant location close to the Tram, train, services and schooling.
Built in 1930, in Tudor style, the home has commanding street presence and is on a great allotment of some 696m². From the inviting front veranda with double door entry and beautiful central hall with polished floor boards and timber fretwork, to the 2009 open plan extension with vaulted ceilings and mezzanine second lounge, there is no doubt you'll fall in love with the appeal and lifestyle 46 East Avenue, offers.
Off the hall are the four front bedrooms and home office or fifth bedroom. The master features walk-in robe and a spacious ensuite with double shower, the ultimate in convenience. Across the hall is bedroom two with a beautiful feature fireplace. Bedrooms 3 and 4 are both a terrific size and feature built-in robes. The home office or fifth bedroom comes complete with built-in desk, cupboards and even filing cabinets. It also has very handy under stair walk-in storage.
Step around the corner to the heart of this wonderful home, where you discover the contemporary rear extension with its casual dining, family areas and fantastic open plan kitchen. Designed for the serious hobby chef, the kitchen boasts stone benchtops, an island bench, 6 burner gas cooktop and electric oven, dishwasher and full corner pantry. This enormous light and airy family room boasts underfloor heating and a reverse cycle split system for complete year-round heating and cooling comfort.
Above the kitchen is the mezzanine lounge with built in speakers for that full cinematic experience. Bi-fold doors open up to extend the entertaining area outdoors where you can entertain all year round under the gabled roof alfresco. Built-in speakers, lux ceiling fans, corner kitchen cupboards for the BBQ with mains gains point and servery, as well café blinds all combine to create a sensational entertaining area overlooking the lush landscaped gardens beyond.
The home has many quality features including:
High and ornate ceilings, polished timber floorboards, beautiful fretwork and impressive feature fireplace
Built-in Krix speaker system
Ducted reverse cycle heating and cooling
Large reverse split system in family room
Underfloor heating in ensuite and family room
5.1kw solar panels for terrific savings on your power bill
Cat 6 cabling for high speed internet
2009 Extension with huge loft for relaxing and enjoying an afternoon of playing board games
Monitored alarm system
Bifold doors to the outdoor alfresco entertaining area
Large walk through laundry and convenient hall cupboards for ample storage
Three phase power to house
Irrigation system in backyard
Triple carport with auto roller door and extra height for the boat or caravan
Large shed or workshop with huge workbench
With the train and tram only a few minutes' walk in either direction and the CBD being under 4km away the choice to ride, walk, tram or train into work or out to a show this fringe will be easy to make. Alternatively, with the hot weather jump on the tram and head straight to Glenelg for evening stroll and a refreshing swim.
What a location and what an opportunity. It's our great pleasure to bring 46 East Ave, Black Forest to the market. Please call Simon or Bec Tanner 0402 29 27 25 with questions or to arrange an inspection.
All information provided has been obtained from sources we believe to be accurate, however, we cannot guarantee the information is accurate and we accept no liability for any errors or omissions (including but not limited to a property's land size, floor plans and size, building age and condition) Interested parties should make their own enquiries and obtain their own legal advice. Should this property be scheduled for auction, the Vendor's Statement may be inspected at the offices of Tanner real estate for 3 consecutive business days immediately preceding the auction and at the auction for 30 minutes before it starts.
Listing description written by Simon Tanner, Harris Real Estate Daw Park — reproduced as published, not verified by Districts.