Hamilton South at a glance
3,846
People
$1,460,000
Median sale
$350/wk
Median rent
1.25%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
NSW › Hamilton South › Pulver St
4
Bedrooms
2
Bathrooms
2
Car spaces
584 m²
Land
278 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Hamilton South (last 5 years) with land size have a median of $3,200/m² of land (n=72). Districts calculation from recorded sales — not a valuation.
Hamilton South at a glance
3,846
People
$1,460,000
Median sale
$350/wk
Median rent
1.25%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
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 $350/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
Hamilton South at a glance
3,846
People
$1,460,000
Median sale
$350/wk
Median rent
1.25%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Belle Property NewcastleRevealing luxe family appeal in a highly desirable location, this spectacular home impresses with thoughtful design, versatile spaces and premium finishes, oh, and did we mention it has its own tennis court? Flowing effortlessly indoors and out, the home feels entirely inviting, while catering to every family need. Want to cool off in the pool? Want to shoot some hoops? Want to simply relax with a glass in hand as you enjoy this gorgeously private and peaceful space? With multiple separate living areas and three impressively generous bedrooms, this is a home you will love to retreat to, while making the most of a fabulous designer kitchen and thoughtful extras, such as another outdoor kitchen, convenient ground-floor powder room, and upper-level home office with built-in desk. And of course, given its location, everything you could need is right on the doorstep. Mereweather Beach is moments away, as is a plethora of bars, shops and eateries within The Junction, Beaumont Street and through Newy's CBD, which is only 1.5km away.
- Stunning residence within highly sought-after setting, moments from everything
- Stylish, contemporary exterior creates instant appeal, while setting the tone for what awaits within
- Beautifully spacious split-level interior is sleek, warm and inviting, boasting sophisticated finishes and premium appointments throughout
- Dazzling open-plan reveals soaring ceilings, as a wall of windows and corner stacker doors invites the outdoors in
- Seamless interaction with kitchen and alfresco elevates family living and effortless entertaining
- Showpiece kitchen flaunts stone benches, premium appliances, gas cooking, walk-in pantry and large waterfall island
- Private, leafy backyard features tennis/basketball court combo and sparkling inground pool
- Alfresco spaces enhanced by outdoor kitchen with built-in BBQ
- Separate front media room plus upper-level home office add convenience and versatility
- Internal laundry and third WC for guest use completes ground level
- Staircase and lift to service both levels
- Huge, airy master with walk-in robe and ensuite, feature alongside two large, robed bedrooms, one with private balcony
- Pristine and polished ensuite and full family bathroom
- Walk to leafy parkland, moments to outdoor activities at Merewether Beach, Merewether Golf Club, Glenrock Reserve and the Fernleigh Track
Listing description written by Brendan Murgatroyd, Belle Property Newcastle — reproduced as published, not verified by Districts.