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.
$1,075,000
For sale
Asking
3
Bedrooms
1
Bathrooms
1
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
Asking
$1,075,000
Asking
No recorded sale for this property.
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
-8.1%
Median sale
Suburb $1,170,000
+0.17 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.
$45,946 on top of the price (4.3% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Australian Capital Territory schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Pre-filled with Watson's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
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.
Gross yield if leased at the suburb aggregate is 2.1%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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.BYHOLLYJust move in an enjoy this charmer of a home!
The home is classic Canberra, with its red brick exterior, pitched tiled rooftop and large double-glazed windows helping with the winter chill and summer heat. The deck faces due north and looks across beautiful established gardens, with fruit trees, raised vegetable beds and plenty of soft lawn for the kids to play. There is something lovely about the life on offer here, picking pears from the trees along the fence line, harvesting fresh vegetables or settling in for long lunches with friends in the sunshine.
This charming updated three bedder is filled with character, potential and beautiful north easterly light. The home feels wonderfully connected to its surroundings, resting within a generous block and embraced by greenery. An auto gate opens into the fenced grounds, where a long driveway leads to a metal garage set deep within the block. There is an additional dedicated parking bay and gardens filled with camellias, irises and other lovely trees and shrubs. Greenery wraps around the home, bringing a sense of privacy and creating a garden that feels established, loved and full of life.
The slow combustion fireplace brings warmth to the front living room, making it an inviting place to settle in through the cooler months. Dark stained timber floors meet fresh white walls for a simple, relaxed feel.
The combined kitchen and dining area is a warm and welcoming hub, with a big window looking out to the northern gardens. There is plenty of space here for everyday life, with room for a generous table where everyone can come together. The updated cabinetry has a relaxed country feel, while modern appliances, including a dishwasher, make things easy.
The master bedroom is inviting and generous, with a large built-in robe for easy storage. Big windows draw in the greenery of the deep frontage and plenty of natural light. The second bedroom includes a built-in robe and enjoys both north and eastern light with the third making an ideal kids bedroom or study. The family bathroom has a bathtub and teal green detailing, bringing a little colour and personality to the space.
Cooper Place is a pretty, peaceful street culminating in green commons that connect to nearby reserves. You can walk to EPIC and pick up fresh produce from the National Capital Farmers Market on weekends, while the Watson shops are close by for coffee, pizza at The Knox, relaxed dining at Lola and Lola, as well as Watson Takeaway and the local Superbarn. Dickson shops and its array of international cuisines are also within easy reach. The Braddon precinct, Ainslie shops, ANU and the CBD are all close to hand, with schools, transport and the light rail also conveniently nearby.
features.
.updated three-bedroom home in leafy Watson
.ideally placed on a quiet cul-de-sac culminating to the green strip
.immersed within generous and welcoming private gardens
.bathed in abundant light throughout
.vintage red brick form
.double glazed windows throughout (apart from one easterly window within the third bedroom)
.front porch
.welcoming front living area with slow combustion fireplace
.north facing kitchen and combined dining
.updated kitchen with banks of cabinetry, electric oven, gas hob, integrated range and a dishwasher
.master bedroom with built-in robe and RC split system
.bedroom two with built-in robe
.bedroom three or home office
.stained timber floors
.soft carpet to all three bedrooms
.family bathroom with a bathtub
.linen cupboard
.internal laundry with direct access onto the deck
.north facing, sheltered rear deck
.generous rear garden with established fruiting trees and raised vegetable gardens
.private driveway with auto gate
.single metal garage with storage space
.dedicated parking bay
.water tank
.heat pump hot water system
.walk to the local Watson shops, parks, transport and schools including the ACU
.easy drive to the Dickson and Braddon precincts and the CBD
Fine details (all approx.)
EER: 0.5
Rates: $4,802 per annum approx.
Land value: $870,000
Land Size: 719m2 approx.
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.