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.
ACT › Amaroo › Shoalhaven Ave
$1,000,000
Last sold
27 Feb 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
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
$1,000,000
27 Feb 2026 · derived via latest_sale
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
-12.3%
Median sale
Suburb $1,140,000
+0.29 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
UnknownNearby 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.
Area
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 LJ Hooker Woden and WestonPositioned in the centre of family-friendly Amaroo, 54 Shoalhaven Avenue delivers exceptional single-level living with an abundance of space, sunshine and effortless comfort. Thoughtfully designed and beautifully maintained, this is a home that adapts seamlessly to every stage of life - perfect for growing families and equally appealing to downsizers who refuse to compromise on living areas or outdoor enjoyment.
From the moment you arrive, the sense of 'home' is immediately apparent. The front of the home offers a welcoming formal living room, flowing through to a formal dining space subtly separated by a half wall, ideal for entertaining or quiet evenings in. As you move further into the home, the layout opens into a generous open-plan kitchen and expansive family room, giving wonderful options for family gatherings flowing outdoors, or additional dining and relaxing areas. Each living and dining area is bathed in warm northerly sunlight, creating a bright, inviting atmosphere throughout the day and the living areas can be closed off, keeping the heat in the cooler months.
The modern kitchen sits at the heart of the home, well equipped with gas cooking, ample bench space and a practical corner pantry - perfectly positioned to overlook the family living and backyard, making it ideal for both everyday life and entertaining.
Accommodation is equally impressive. The master suite offers a peaceful retreat with walk-in robe and private ensuite, while the three remaining bedrooms all feature built-in robes and are serviced by a well-appointed main bathroom with separate bath and shower, plus a separate WC, a thoughtful inclusion for busy households.
Outside, the home continues to impress. A covered alfresco area with café blinds provides year-round entertaining, overlooking beautifully established yet easy-care gardens with artificial turf for low maintenance living. This space is designed to be enjoyed, not worked on.
Practicality hasn't been overlooked, with an extensive list of inclusions enhancing comfort and efficiency: solar panels, ducted gas heating, evaporative cooling, a Ventis air system, instant hot water, irrigation system and a 2,500L water tank, quality blinds and curtains with thermal backing, incredible storage space and a security system. The double garage offers internal access, while side access and additional paved off-street parking provide space for a caravan, boat or extra vehicles - a rare and valuable feature.
The location completes the picture. Positioned in a quiet, established pocket of Amaroo, the home is just moments from the local Amaroo School, parks, playgrounds, Amaroo shops, cafés and public transport. It's a neighbourhood loved for its community feel, wide streets and easy access to everything families need.
Spacious, sun-filled and wonderfully easy to live in, this is a home that offers flexibility, comfort and lifestyle in equal measure, ready to be enjoyed from day one.
• Generous single-level four-bedroom home with outstanding space throughout
• Three separate living areas including formal living, formal dining and expansive open-plan family zone, all enjoying northerly light
• Modern central kitchen with gas cooking, ample bench space and corner pantry
• Master bedroom with walk-in robe and private ensuite
• Three additional bedrooms, all with built-in robes
• Main bathroom with separate bath and shower plus separate WC
• Covered alfresco entertaining area with café blinds for year-round use
• Established, easy-care gardens with low-maintenance artificial turf
• Double garage with internal access, plus side access and additional paved off-street parking - ideal for caravan, boat or trailer
• Ducted gas heating and evaporative cooling plus Ventis air ventilation system
• Solar panels
• 2,500L water tank and irrigation system
• Instant hot water
• Quality curtains and blinds with thermal backing
• Incredible storage space
• Security system with back to base ability
Land size: 686m2 (approx.)
Living size: 155m2 living + 37m2 garage (approx.)
Land value: $585,000 (2025)
Rates: $3,217 p.a (approx.)
Land tax: $5,957 p.a (approx.) (only if rented)
Construction: 2000
EER: 5 stars
Listing description written by Jane Macken, LJ Hooker Woden and Weston — reproduced as published, not verified by Districts.