Kincumber at a glance
7,411
People
$1,350,000
Median sale
$662/wk
Median rent
2.55%
Suburb gross yield
Median sale from 41 recorded sales (last 12 months) — a Districts calculation.
NSW › Kincumber › Cullens Rd
$975,000
Last sold
18 Oct 2024
2
Bedrooms
1
Bathrooms
5
Car spaces
1,408 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
$975,000
18 Oct 2024 · derived via latest_sale
Local land rate: recorded House sales in Kincumber (last 5 years) with land size have a median of $1,817/m² of land (n=113). Districts calculation from recorded sales — not a valuation.
Kincumber at a glance
7,411
People
$1,350,000
Median sale
$662/wk
Median rent
2.55%
Suburb gross yield
Median sale from 41 recorded sales (last 12 months) — a Districts calculation.
Vs Kincumber
-27.8%
Median sale
Suburb $1,350,000
+0.98 pp
Gross yield
Suburb 2.55%
Suburb median $1,350,000 from 41 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
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 $662/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
UnknownArea
Kincumber at a glance
7,411
People
$1,350,000
Median sale
$662/wk
Median rent
2.55%
Suburb gross yield
Median sale from 41 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by One Agency CoastwideSet against the tranquil backdrop of heritage-listed bushland, this charming two-bedroom cottage on a sprawling 1,408m² block is a renovator's dream with plenty of room to grow. Neatly presented and move-in ready, it features an open-plan living area flowing to a fabulous, covered deck—ideal for entertaining or simply unwinding in the peaceful bush setting. Just minutes from amenities and world-class beaches, this property offers the perfect blend of space and a coveted coastal lifestyle.
• Charming single-level home, renovators delight, semi-rural bushland views
• 1,408m2 block with heritage-listed bushland at the rear of the property
• 2 beds with built-ins + two-way ensuite bathroom + 2nd WC off external laundry
• Tiled, open-plan L-shaped living, dining, and kitchen area opening to deck
• Generous-size modern kitchen with electric cooking, ample storage space
• Split-system air conditioning + ceiling fans + solar hot water + NBN
• Expansive covered entertaining deck + lovely gazebo neatly maintained gardens
• 10mx6m tandem garage/workshop + ample parking for boats, caravans, trailers
• Short five-min drive to Avoca, MacMasters, and Copacabana beaches
• Close proximity to schools, public transport, & Kincumber shopping village
• Beach and bush combined with this charming cottage home on a huge block
. Council Rates $543 per quarter
Disclaimer: Every precaution has been taken to establish the accuracy of the above information, which we have gathered from sources we believe to be reliable; however, we cannot guarantee its accuracy and it does not constitute any representation by the vendor or agent.
Listing description written by Nicole Price, One Agency Coastwide — reproduced as published, not verified by Districts.
NSW 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.