Watson at a glance
7,554
People
$1,170,000
Median sale
$437/wk
Median rent
1.94%
Suburb gross yield
Median sale from 31 recorded sales (last 12 months) — a Districts calculation.
ACT › Watson › Simpson St
$1,471,000
Last sold
22 Sept 2025
4
Bedrooms
2
Bathrooms
3
Car spaces
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
$1,471,000
22 Sept 2025 · derived via latest_sale
Watson at a glance
7,554
People
$1,170,000
Median sale
$437/wk
Median rent
1.94%
Suburb gross yield
Median sale from 31 recorded sales (last 12 months) — a Districts calculation.
Vs Watson
+25.7%
Median sale
Suburb $1,170,000
-0.40 pp
Gross yield
Suburb 1.94%
Suburb median $1,170,000 from 31 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 $437/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
Watson at a glance
7,554
People
$1,170,000
Median sale
$437/wk
Median rent
1.94%
Suburb gross yield
Median sale from 31 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by HOME.BYHOLLY#soldbymcreynolds #soldbycris $1,471,000
Lovely home in the perfect location – the complete package, a real entertainer!
An imaginative and beautiful renovation has brought this vintage home in glorious Simpson Street into the here and now, delivering a sophisticated family home with a wonderful connection to the outdoors. The brick form is instantly recognisable and still houses its original retro 1960's number plate. There is the convenience of a concrete circular driveway and gated access to a carport and garage set deep within the block.
Inside, hybrid timber floors stretch underfoot; walls are crisp white and dark accents lend a touch of flair. The expansive living area connects directly with the spacious dining area and magic kitchen that is finished in sophisticated notes of midnight black and warm timber, with just a hint of brushed brass. There are banks of cabinetry, a long island bench with a hidden power outlet and a large awning window that opens, connecting to a generous outdoor style room. This way food and drinks can be passed back and forth, perfect for daily life and entertaining whilst creating an extension of your living space.
The master bedroom is a flexible affair, delivering a duo of bedrooms that share a contemporary ensuite bathroom. Think master combined nursery, fourth bedroom or home office. Ideal for a secluded master wing with a dreamily over-sized walk-in-robe…the choices are all yours. There are two additional bedrooms with both featuring built-in-robes for seamless storage. The family bathroom delivers a relaxing freestanding tub and frameless rain shower. Both bathrooms are finished in floor-to-ceiling marbled white tiles, with warm timber notes and dark floors, echoing the kitchen. There is also a convenient third toilet within the internal laundry and easy access back and forth from the deck, making it perfect for guests.
The home is an easy stroll to multiple playgrounds, Majura Primary School, and the fabulous Watson shops. The brilliant new adventure playground next to Technology Park is amazing and perfect for the kids and adults for hours of endless fun. You are also not far to Dickson shops, host to an array of international cuisines. Majura Nature Reserve is nearby, and the home is just a short drive from the Braddon precinct, ANU and the CBD. Convenient to a mix of private and public schools, the Australian Catholic University and close to transport, including the light rail, linking you to the metro city station and the whole of Canberra.
features.
.lovingly extended and renovated four-bedroom home in beautiful Simpson Street
.light filled and spacious with a wonderful connection to outdoors
.finished in a contemporary combo of warm timber and matt black
.large living area connected to the lovely dining and stunning kitchen
.kitchen with waterfall island bench, custom-made timber worktops, matt black cabinetry, brushed brass pull handles, Westinghouse wall oven, electric cooktop, rangehood and dishwasher from Bosch
.large awning window that opens to become a servery to the outdoor entertaining space
.the generous sheltered timber deck provides a great extension of your living
.master bedroom with contemporary ensuite style bathroom with rain shower and smart mirror
.fourth bedroom or office/nursery/walk-in-robe also connected to the ensuite style bathroom
.additional two bedrooms with built-in-robes
.modern family bathroom with frameless rain shower and freestanding tub
.laundry with additional toilet
.linen closet
.under floor heating to the ensuite
.some double glazed windows
.RC ducted heating and cooling
.hybrid timber floors
.carpet to the bedrooms
.long private driveway to a carport and double sized garage
.three garden sheds
.spacious fenced back garden with flat lawns
.circular front driveway
.easy stroll to Watson shops and Majura Primary School
.handy to transport, including the light rail, a variety of schools and the Farmer's Market at EPIC
.walkable distance to multiple parks, including the wonderful new Watson adventure park
.walk to a great choice of schools including the Australian Catholic University
.easy drive to the Dickson and Braddon Precincts plus the CBD and ANU
.ready to move into and enjoy the fabulous lifestyle on offer in this sought after location
EER: 1.5
Land Value: $847,000
Land Size: 742m2
Land rates: $4,554 approx. per annum
Listing description written by Jenny, Michael And Mark McReynolds, HOME.BYHOLLY — 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.