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
$1,052,000
Last sold
25 Nov 2021
3
Bedrooms
2
Bathrooms
2
Car spaces
446 m²
Land
212 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
$1,052,000
25 Nov 2021 · derived via latest_sale
Local land rate: recorded House sales in Black Forest (last 5 years) with land size have a median of $1,782/m² of land (n=23). 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
-8.9%
Median sale
Suburb $1,155,375
+0.24 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 Elders Real Estate GlenelgPROPERTY UNDER CONTRACT - AUCTION CANCELLED
Behind a classic façade lies a home that leaves you thinking "that's a bit different" at every turn. A special property that combines street appeal, great design, quality of construction, superb finishes, and attention to detail.
The home is wonderfully bright with a multitude of large windows & sliding door combinations, and you will love the feeling of space. Some 212 sqm of living along with almost 450 sqm of land complimented by 3m ceilings throughout and oversize doors.
Standing out from the crowd, maintenance is low but quality of living is certainly not compromised. The home has the ability to be opened up from the generous family living to entertain with style on a large scale where sliding stacker doors peel back to access a superb alfresco space under the main roof.
The kitchen is a real standout and is sleek & understated featuring matt black cabinetry & appliances including a 900mm SMEG cooker & dishwasher. Here you will find clever storage around an island bench and a huge butlers pantry with additional sink to keep family clutter at bay.
You will appreciate the separation of living with the master suite located to the rear of the home with dual sliding doors providing access to a second & private service courtyard. Walls of built-ins sit alongside a gorgeous ensuite with huge shower.
Two well proportioned bedrooms with mirrored robes sit at the front of the home with a striking formal lounge or retreat at entry allowing plenty of space to incorporate a study.
The main bathroom is glamorous & well equipped with porcelain bowl sinks & quality fittings. Wet areas with a large tub have thoughtfully been separated from the powder room & loo.
Other features & extras include;
* Designer lighting, quality hardware & feature tiling
* Single garage with internal access, automatic roller door & drive through ability for additional storage
* Additional parking in the exposed aggregate driveway behind roller gate
* Water plumbed to fridge alcove, water & TV point to fully tiled alfresco
* Reverse cycle ducted & zoned air conditioning
* Video intercom & alarm system
* Rainwater tank with pump plumbed to WC & instant gas hot water
Enjoy all that this popular location brings including easy access to both tram & train giving an easy commute to the CBD and cosmopolitan Glenelg beach. Shopping is within easy reach along the ever changing Goodwood Road with King William Rd a short distance away. Enjoy the Farmers Market at the showgrounds within walking distance along with a multitude of restaurants & cafés and great leisure options including Goodwood Oval.
This is such a complete & desirable home representing excellent value, successfully blending warmth with up to date trends, an absolute pleasure to present & a must to inspect.
**Please note on entry into the property you will be required to scan the QR Code, provide your full name and contact number to the Sales Agent and you will also be required to wear a mask. If you are feeling unwell please do not attend and contact the Sales Agent directly to arrange other methods of viewing the property. Thank you for your cooperation in helping stop the spread of COVID-19.**
Listing description written by Andrew Hodge, Elders Real Estate Glenelg — reproduced as published, not verified by Districts.