Amaroo at a glance
5,985
People
$1,140,000
Median sale
$460/wk
Median rent
2.10%
Suburb gross yield
Median sale from 31 recorded sales (last 12 months) — a Districts calculation.
$1,166,000
Last sold
4 June 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
465 m²
Land
236.62 m²
Building
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
$1,166,000
4 June 2026 · derived via latest_sale
Local land rate: recorded House sales in Amaroo (last 5 years) with land size have a median of $1,957/m² of land (n=75). Districts calculation from recorded sales — not a valuation.
Amaroo at a glance
5,985
People
$1,140,000
Median sale
$460/wk
Median rent
2.10%
Suburb gross yield
Median sale from 31 recorded sales (last 12 months) — a Districts calculation.
Vs Amaroo
+2.3%
Median sale
Suburb $1,140,000
-0.05 pp
Gross yield
Suburb 2.10%
Suburb median $1,140,000 from 31 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
ACTPlanning 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 for this property.
Rental
No advertised rent is recorded. Suburb median rent $460/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 for this property. 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
Amaroo at a glance
5,985
People
$1,140,000
Median sale
$460/wk
Median rent
2.10%
Suburb gross yield
Median sale from 31 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Stone Real Estate GungahlinProperty to be auctioned onsite on 14/06/2026 at 12:00pm with offers welcome prior.
Freshly updated and ready to enjoy, 5 Bemm Place is the kind of home families love. Spacious, practical and set in a quiet Amaroo cul-de-sac, the home offers multiple living areas, a great backyard for entertaining and everything has been done.
As you enter the home, the master suite sits privately, fitted with luxury floor to ceiling sheer curtains, a walk-in robe and ensuite. Continuing down the hallway, the home opens to a separate formal living and dining space, giving families flexibility to enjoy their own space.
The star of the home is the open-plan kitchen and family area. The fully renovated kitchen bringing everything together, with a custom stone bench top, quality appliances with an induction cooktop and pyrolytic oven with plenty of storage. What the owners loved most about this home is that the family space flows seamlessly to the covered entertaining area. They enjoyed many nights with family and friends, hosting barbeques while the kids ran around in the grassed area. The remaining three bedrooms are all generously sized with built-in robes and are serviced by the main bathroom and separate toilet.
Living here means having everyday convenience at your doorstep, with Good Shepherd Primary School, Amaroo School and Amaroo Village Shopping Centre all within walking distance, while Gungahlin Town Centre is only a short 7 minute drive away.
Features Overview:
- Single level floorplan
- Located in a quiet cul-de-sac
- 4 minute walk to Good Shepherd Primary School
- 8 minute walk to Amaroo School
- 13 minute walk or 4 minute drive to Amaroo Village Shopping Centre
- Freshly painted throughout the home
- Timber flooring
- Ducted reverse cycle heating and cooling
- 9.758 kw solar system
- Renovations completed in 2019
- NBN connected with FTTP
- Age: Built in 1999
- EER (Energy Efficiency Rating): 4.5 Stars
Sizes (Approx):
- Internal living: 167.29 sqm
- Deck: Approx. 25.00 sqm
- Garage: 38.65 sqm
- Total residence: 236.62 sqm
- Block size: 465.00 sqm
Inside:
- Spacious single-level layout
- Master bedroom fitted with floor to celling sheers, walk-in robe, ensuite
- Separate formal living space
- Separate dining area
- Open-plan family and meals space
- Full renovated kitchen with generous storage, induction cooktop, pyrolytic oven and custom stone bench
- Three additional bedrooms with built-in robes at the rear of the home
- Main bathroom with separate toilet
- Internal laundry with outdoor access
- Freshly painted throughout
- Ducted reverse cycle heating and cooling
- Double garage with internal access and flaked flooring and storage space
Outside:
- Covered outdoor entertaining area
- Low-maintenance backyard with established gardens
- Garden Shed
Prices:
- Conservative rental estimate (unfurnished): $780 - $820 per week
- Rates: $839.23 per quarter
- Land Tax (Investors only): $1,541.85 per quarter
Construction Information:
Flooring: Concrete slab
External walls: Predominately brick veneer
Roof framing: Timber: Truss roof framing
Roof cladding: Concrete roof tiles
Glazing: Single glazed windows
Cooktop: Electric induction cooktop
Oven: Electric oven
Dishwasher: Bosch
Amaroo is a welcoming and family-oriented suburb in Canberra's Gungahlin region, known for its strong community feel, well-built homes, and lifestyle centred around convenience and outdoor living. Meaning "a beautiful place," Amaroo lives up to its name with easy access to scenic recreation at nearby Yerrabi Pond, where residents enjoy walking trails, playgrounds, and lakeside spaces, as well as local parks and playing fields throughout the suburb. Amaroo has a well-established owner-occupier profile, with about 70.9% of homes owner-occupied, which adds to the suburb's stable, family-oriented residential character. Rich in character, it is also home to the historic Crinigan's Stone Cottage, offering a unique glimpse into the area's 19th-century past. With the Amaroo Village Shopping Centre providing everyday convenience, popular local cafés and eateries adding to its charm, and quality schooling including Amaroo School and Good Shepherd Catholic Primary School, Amaroo delivers a relaxed, connected, and highly liveable lifestyle ideal for families.
Inspections:
We are opening the home most Saturdays with mid-week inspections. However, if you would like a review outside of these times, please email me on: jessdoolan@stonerealestate.com.au
Disclaimer:
The material and information contained within this marketing is for general information purposes only. Stone Gungahlin does not accept responsibility and disclaim all liabilities regarding any errors or inaccuracies contained herein. You should not rely upon this material as a basis for making any formal decisions. We recommend all interested parties to make further enquiries.
Listing description written by Jess Doolan, Stone Real Estate Gungahlin — reproduced as published, not verified by Districts.
Nearby development applications are not loaded for this property.
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. This jurisdiction has no comparable official bond series in the free set.
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.