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
$1,515,000
Last sold
20 Jan 2024
3
Bedrooms
2
Bathrooms
2
Car spaces
696 m²
Land
265 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
$1,515,000
20 Jan 2024 · derived via latest_sale
Local land rate: recorded House sales in Black Forest (last 5 years) with land size have a median of $1,782/m² of land (n=23). 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
+31.1%
Median sale
Suburb $1,155,375
-0.59 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 Ray White GlenelgBursting with charm, this beautiful Sandstone fronted bungalow is elegant, sophisticated and the perfect blend of old-world charm and modern comfort. Inside, the style-conscious will adore the combination of original features such as the glass doors, ornate woodwork, feature fireplaces - set alongside plush carpets, luxurious timber floors and a contemporary colour palette.
The layout offers three bedrooms, two with built-in robes and the master with a walk-in robe and gorgeous ensuite. The main bathroom has been luxuriously finished with a timber vanity, a separate toilet for convenience and a free-standing bath set under a skylight.
A formal lounge is positioned at the front of the home, perfect for more intimate affairs or for use as an office or a fourth bedroom - if needed. A hallway leads you through to the open-plan living space that is separated by an oversized timber sliding door.
In this main living space, a wall of windows takes in views over the backyard inviting an abundance of natural light to fill the room. There is a stunning kitchen with a 900mm gas cooktop, twin ovens, dishwasher and a huge butler's pantry, plus a sprawling centre island where your friends can gather for relaxed drinks while you cook up a storm.
The kitchen overlooks the combined living and dining space, while a server window connects you directly to the covered alfresco. A huge fenced yard is ready for those with kids and there is plenty of potential to create the outdoor entertaining space you have always wanted.
This stunning home is conveniently located in Black Forest only moments from the Black Forest Primary School as well as local parks, cafes and shops. Public transport is a breeze being within walking distance of both the tram and the train.
What we love:
*Formal lounge with french doors opening to front balcony
*Stainless steel Bosch appliances
*Twin ovens, dishwasher & 900mm gas cooktop & gas instantaneous HWS
*Stone benchtops to kitchen (waterfall end) & to butlers pantry
*Double fridge space with water provisions
*Custom made gas-strut servery window
*Daikin ducted reverse-cycle air-conditioner (zoned)
*Spacious butlers pantry with integrated laundry
*Provisions for second dishwasher or wine fridge
*Under-floor heating to ensuite
*Floor to ceiling tiles in both bathrooms
*Free-standing bath
*LED lighting
*Fully landscaped with irrigation front & rear
*Garden shed with cement floor
Auction: On site Saturday 14th of March 2020 at 4pm (unless sold prior)
PLEASE NOTE: This property is being auctioned with no price in line with current real estate legislation. Should you be interested we can provide you with a print out of recent local sales to help you in your value research.
The vendor's statement may be inspected at 742 Anzac Highway, Glenelg for 3 consecutive business days immediately preceding the auction; and at the auction for 30 minutes before it starts.
Listing description written by Matt Dickinson, Ray White Glenelg — reproduced as published, not verified by Districts.