Nicholls at a glance
6,507
People
$1,250,000
Median sale
$502/wk
Median rent
2.09%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
$2,060,000
Last sold
2 July 2026
4
Bedrooms
2
Bathrooms
2
Car spaces
938 m²
Land
328 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
$2,060,000
2 July 2026 · derived via latest_sale
Local land rate: recorded House sales in Nicholls (last 5 years) with land size have a median of $1,762/m² of land (n=71). Districts calculation from recorded sales — not a valuation.
Nicholls at a glance
6,507
People
$1,250,000
Median sale
$502/wk
Median rent
2.09%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
Vs Nicholls
+64.8%
Median sale
Suburb $1,250,000
-0.82 pp
Gross yield
Suburb 2.09%
Suburb median $1,250,000 from 29 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 $502/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
Nicholls at a glance
6,507
People
$1,250,000
Median sale
$502/wk
Median rent
2.09%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Town Residential Belconnen+ An extremely rare offering of absolute waterfront living in the highly desired and tightly held Angles Court in Nicholls, this tastefully renovated home is positioned on a huge parcel of land and is one of the few properties directly on the water in Nicholls
+ One of the best parcels of land in the Gungahlin region, this unique and extremely hard-to-replace waterfront block is a borderline irreplaceable offering at the end of a private cul-de-sac
+ Lovingly maintained and renovated
+ Three generous oversized living areas, including a formal lounge and dining area, meals and family room, and rumpus, all offering exceptional space for large families and entertaining
+ Breathtaking lake views can be enjoyed from all bedrooms, the kitchen, and the living room
+ Fully renovated kitchen featuring a 40mm stone benchtop with waterfall edge, custom joinery, pantry and top-of-the-line Miele appliances including coffee machine, warming drawer, pyrolytic oven, three-in-one microwave, and 900mm induction cooktop, finished with a glass splashback
+ Mammoth main bedroom suite featuring lake views, a private balcony with opening and closing shutters for added privacy, a ceiling fan and a walk-in wardrobe
+ Renovated ensuite finished in a neutral colour scheme and featuring a hanging vanity, floor-to-ceiling tiling, mirrored cabinetry and in-slab heating
+ Renovated main bathroom finished in a neutral colour scheme and featuring a double vanity, floor-to-ceiling tiling, mirrored cabinetry, in-slab heating, separate bath and separate toilet room
+ Bedrooms two and three are opulent in size, each measuring 21.66m² and featuring ceiling fans and built-in wardrobes, while the fourth bedroom is also generously sized
+ Downstairs powder room
+ Renovated laundry with mirrored splashback and external access
+ Double-glazed windows and doors
+ Freshly painted
+ New carpet
+ Video Intercom and doorbell
+ Ducted Electric heating and cooling throughout
+ Radiant heating
+ Security system with app monitoring compatibility
+ Double garage with automatic doors
+ Magnificent outdoor entertaining area featuring an electronic opening pergola with remote control, outdoor kitchen with rangehood, pizza oven, ceiling fan, radiant heater, electric blinds with remote, and natural gas connection for the BBQ, all overlooking the pool area
+ Large and very private pool area featuring an 11m x 4m gas-heated pool, spa, water slide and 360-degree action-packed design, creating a resort-style space for family fun and entertaining
+ Huge, low-maintenance grassed area facing towards the lake, complete with garden shed, plus an additional grassed area and sandstone paving to the rear of the home, creating three separate outdoor areas.
+ Colorbond fencing
+ Secure gated storage for a caravan, boat or trailer
Property Information:
+ Internal living: 291.43m2
+ Upper Balcony: 7.20m2
+ Attached Pergola: 37m2
+ Double Garage: 37.33m2
+ Block size: 938m2
+ EER: 5.5
+ Year built: 1996
+ Construction: Brick Veneer on Concrete Slab & Timber floor system to upper level.
Walking distance:
+ Gungahlin Pond
+ Bus services
+ Gold Creek Country Club Facilities (Ranked within the top 100 Golf Courses of Australia)
+ Holy Spirit Catholic Primary School (Private)
+ St John Paul II College (Private)
+ Gold Creek Primary School (Public)
+ Gold Creek Secondary School (Public)
+ Nicholls Early Childhood Centre
+ Nicholls Shops including IGA, Liquor Store, Cafe, Bakery, Chinese, Italian & Pasta restaurants, Hair Salon, Beauty Salon
What's nearby:
+ Gold Creek Village includes a Pharmacy, George Harcourt Inn, McDonald's, KFC, Petrol Station, Nursery, Liquor Store, Early Learning Centre, Cafes, restaurants, Art Galleries, and more.
+ Gungahlin Lakes Golf Course
+ Trevino's Restaurant, Loha Indian Restaurant
+ Club Lime Gym
+ Casey Market Town
+ Gungahlin Town Centre
+ Burgmann Anglican School (Private)
Listing description written by Kostya Logvinov, Town Residential Belconnen — 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.