Hamilton at a glance
10,301
People
$421,450
Median sale
$398/wk
Median rent
4.91%
Suburb gross yield
Median sale from 52 recorded sales (last 12 months) — a Districts calculation.
4
Bedrooms
2
Bathrooms
2
Car spaces
13,599 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Hamilton (last 5 years) with land size have a median of $468/m² of land (n=142). Districts calculation from recorded sales — not a valuation.
Hamilton at a glance
10,301
People
$421,450
Median sale
$398/wk
Median rent
4.91%
Suburb gross yield
Median sale from 52 recorded sales (last 12 months) — a Districts calculation.
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
VICPlanning 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.” Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Rental
No advertised rent is recorded. Suburb median rent $398/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. Victoria has no public statewide property-level DA API. Nearby pipeline is unknown. 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
UnknownVictoria has no public statewide property-level DA API. Nearby pipeline is unknown.
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
Hamilton at a glance
10,301
People
$421,450
Median sale
$398/wk
Median rent
4.91%
Suburb gross yield
Median sale from 52 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Charles Stewart Hamilton“Leura-Vue” is a prominant, architecturally designed and delightfully positioned home overlooking Lake Hamilton.
Built in 2003 of Western Australian sandstone, “Leura-Vue” is situated on 1.36 Hectares / 3.36 Acres and is a short 3km drive or easy stroll along the lake to the centre of Hamilton.
With a large open plan, spacious kitchen/living and an upstairs retreat, “Leura-Vue” is a very functional family home - perfect for indoor and outdoor living!!
The kitchen with walk-in pantry was built by UNICRAFT. It includes a GALAXY granite and ANIGRE timber island bench with overhead lighting, top of the range appliances, ceramic hotplate, dishwasher and twin sink.
The generous entrance foyer opens up to a large kitchen/living area and double oversized doors lead to the separate formal lounge with a gas log fireplace. This home has expansive views of the established garden and Lake Hamilton to the south.
The open plan kitchen includes a dining and play area with bay window overlooking the garden and pool to the north. This living area leads to an outdoor undercover enclosed courtyard perfect for year round BBQ's and enjoying the warm winter sun.
The jarrah staircase leads to the parent's quiet retreat. This space has a large living/entertainment area. The master bedroom is also situated on this level with a quiet space and large Bay window and includes a well sized WIR and ensuite with spa, large shower space, double vanities and discretely positioned WC. At the top of the stairs is the balcony providing the most superb views of the garden, acreage with large dam and water views of Lake Hamilton.
Downstairs the main bathroom with shower, bath and vanity is situated close to three bedrooms. An additional vanity is positioned outside the bathroom adjacent to the separate WC.
The office has double doors leading off the living room. A short passage leads to the 3rd WC with vanity, laundry with direct outside access to verandah and a utility/storage room with extensive shelving. This passageway also leads to an oversized double-car garage complete with electric roller doors - easy to bring in the groceries undercover!!
Heating and cooling is ducted throughout in 5-zones.
The in-ground salt water swimming pool with security fence is very easy to maintain. The pool has solar heating (summer only) and in-floor cleaning.
“Leura-Vue” has an established and easy to maintain garden with roses, fruit trees and a vegetable garden.
The sealed driveway provides direct access to the 2-bay roller door shed with workshop and carport under one roof. This steel construction built in 2002 by Sheds Galore has power, lighting and concrete floor. 14 solar panels supply power directly to the grid.
Water security is a key feature. Rainwater and or town water to the house whilst the 3-megalitre dam reticulates water to the lawn and garden.
Hamilton is a major regional hub with all major retail shopping and services including supermarkets, restaurants, cafes, sporting clubs, rural supplies and a full suite of trade services for agriculture and farming. Hamilton is highly regarded and well respected for its educational institutions and offers both public and private schools equal to any in regional Australia. It is well regarded for its health and medical services including the Hamilton Base Hospital.
The south coast is within an easy driving distance of the very popular Port Fairy 88km, Warrnambool 100km and the historic deep sea port of Portland 88km. The gateway to the Grampians Dunkeld is 32km south-east and Halls Gap is 96km to the northeast. The Coonawarra wine region is a 136km drive north-west to Penola, South Australia.
Comment:
“Leura-Vue” is the perfect opportunity to acquire a family friendly, executive, lifestyle property close to Hamilton's centre with brilliant water views. Simple and easy living with natural surroundings and wide open spaces. This property is the ideal family home. An inspection is sure to impress.
Listing description written by Leeson White, Charles Stewart Hamilton — reproduced as published, not verified by Districts.