Somerton Park at a glance
6,466
People
$2,170,000
Median sale
$560/wk
Median rent
1.34%
Suburb gross yield
Median sale from 40 recorded sales (last 12 months) — a Districts calculation.
SA › Somerton Park › Armstrong St
$2,800,000
Last sold
9 July 2025
4
Bedrooms
2
Bathrooms
3
Car spaces
665 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
$2,800,000
9 July 2025 · derived via latest_sale
Local land rate: recorded House sales in Somerton Park (last 5 years) with land size have a median of $4,132/m² of land (n=77). Districts calculation from recorded sales — not a valuation.
Somerton Park at a glance
6,466
People
$2,170,000
Median sale
$560/wk
Median rent
1.34%
Suburb gross yield
Median sale from 40 recorded sales (last 12 months) — a Districts calculation.
Vs Somerton Park
+29.0%
Median sale
Suburb $2,170,000
-0.30 pp
Gross yield
Suburb 1.34%
Suburb median $2,170,000 from 40 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
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 $560/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
Somerton Park at a glance
6,466
People
$2,170,000
Median sale
$560/wk
Median rent
1.34%
Suburb gross yield
Median sale from 40 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Noakes NickolasPromising to elevate your lifestyle just footsteps from Somerton's scenic sands, this HIA award-winning renovation by Turnbull Built truly personifies the quintessential family dream.
Leading with a style-forward remodel that begins at the idyllic Bungalow façade and extends right through to the inviting solar heated, saltwater of the in-ground pool, the palette combines original pine floorboards and a sense of space under decorative 3m ceilings to emulate its calming coastline proximity.
Creating a centrepiece around its many living zones, the bank of timber doors completely open to integrate heated alfresco with both indoor and outdoor kitchens, overlooking the pool that always brings an extra dose of fun to family days and entertaining occasions.
Located in a tightly held location, on a small street, West of Brighton Rd with a North facing rear yard, this property is perfect for families seeking a sun-drenched sanctuary with convenient access to premium amenities. Zoned for family-favourite Brighton Secondary, footsteps from Sacred Heart College and Jetty Road's generous stretch of cafés, dining and amenities– the finer things in life and an incredible lifestyle are all to be found on Armstrong.
Features
• 2017 HIA award-winning renovation by Turnbull Built
• Solar-heated, salt chlorinated, 7m x 4m swimming pool (1m - 1.8m)
• Ziegler & Brown BBQ kitchen with bar fridge
• Double carport behind automatic gates
• Walk-in robe & ensuited to main
• Built-in robes to bedrooms 2 & 3
• Flexible formal lounge/4th bedroom
• Study nook
• Westinghouse 900mm gas cooktop, electric oven, integrated microwave & Miele dishwasher
• Waterfall stone island bench
• Concealed WIP
• Luxe freestanding tub
• Ducted R/C air conditioning
• Solar panels
• Gas & woodburning fireplaces
• Freshly tiled front verandah
• Pull down ladder to roof storage
• Irrigated front & rear gardens
• Security alarm
Lifestyle
• 750m from Somerton Esplanade
• Footsteps from bus stop, Seaforth Park playground & tennis courts
• Moments to both city-bound tram & train stations
• Sought-after zoning for both Paringa Park Primary & Brighton Secondary
• Proximity to Sacred Heart College, SPW, Immanuel, Westminster & McAuley Community School
• Just 10km from the CBD
Rates
• Council $3338.45PA
• SA Water $335.18PQ
• ES Levy $288.90PA
• City of Holdfast Bay
• Torrens Title
• Buit 1925
Disclaimer at noakesnickolas.com.au | RLA 315571
Listing description written by Simon Noakes, Noakes Nickolas — reproduced as published, not verified by Districts.