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
$1,342,000
Last sold
27 Mar 2021
3
Bedrooms
2
Bathrooms
3
Car spaces
1,026 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
$1,342,000
27 Mar 2021 · derived via latest_sale
Local land rate: recorded House sales in Black Forest (last 5 years) with land size have a median of $1,808/m² of land (n=24). 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
+16.2%
Median sale
Suburb $1,155,375
-0.34 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 OCAUCTION Sat 27 Mar at 1.30pm (usp)
With its stylishly sympathetic rear extension, separate studio and sparkling pool, the beauty and family appeal of this 4-bedroom freestone fronted Tudor never fades on its expansive parcel of some 1026sqm (approx.). From its grand, light-filled formal rooms and impeccably preserved original 1930s features to the contemporary kitchen that stars at the heart of a flexible floorplan, this solar-powered crowd-pleaser will grow with you and age gracefully in a leafy suburb that gets more popular by the day.
Perfectly placed where Black Forest meets Millswood, you can leave the cars at home and walk your way to Goodwood Oval, Millswood Tennis Club, the Unley Swimming Centre and tram stops for super-fast connection to the city or Glenelg and back again, all just moments from Black Forest Primary School.
- Lovingly maintained and updated by the one family since 1997
- Generous internal footprint with multiple living zones across a total of some 211sqm (approx.)
- Powerful 5KW solar system
- Undercover, secure parking for at least four cars - and room left over for a caravan
- Fully tiled in-ground swimming pool and spa
- Expansive entertainer's patio/pergola to rear - access through French doors
- Ducted evaporative cooling and gas log heating
- Spacious master bedroom with built-in robes and en-suite bathroom
- Detached studio could be art studio, home gym or teenager's retreat
- Stainless steel appliances, stone benchtops and loads of storage to updated kitchen
- Automatic watering system to beautifully presented gardens
- Switch from mains to rainwater (20000L) in an instant
- Tessellated tile verandah, double entry hall with domed centre piece
- Lofty (10-feet) ceilings, polished timber floors and glazed brick fireplace to original home
- Study with built-in bookcase
- Freestanding tub to fully tiled main bathroom
- Fully alarmed
- Large separate laundry
- Two garden sheds
- Skylights throughout
- Less than 10 minutes from the CBD
- Just a short drive from Cabra Dominican College and Cumberland Park shopping precinct
CT Reference - 5100/98
Council Rates - $2,830.55 p/a
Land Size - 1,026sqm (approx)
Year Built - 1930
Total Build area - 471sqm (approx)
OUWENS CASSERLY - MAKE IT HAPPEN™
RLA 286513
Listing description written by Luke Holden, OC — reproduced as published, not verified by Districts.