Henley Brook at a glance
5,798
People
$910,000
Median sale
$749/wk
Median rent
4.28%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
WA › Henley Brook › Sandown Circle
$1,045,000
Last sold
25 Nov 2025
4
Bedrooms
2
Bathrooms
2
Car spaces
612 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
$1,045,000
25 Nov 2025 · derived via latest_sale
Local land rate: recorded House sales in Henley Brook (last 5 years) with land size have a median of $1,310/m² of land (n=53). Districts calculation from recorded sales — not a valuation.
Henley Brook at a glance
5,798
People
$910,000
Median sale
$749/wk
Median rent
4.28%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
Vs Henley Brook
+14.8%
Median sale
Suburb $910,000
-0.55 pp
Gross yield
Suburb 4.28%
Suburb median $910,000 from 29 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
WAWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 612 m² — that is not official geometry. 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 $749/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
UnknownWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 612 m² — that is not official geometry.
Nearby development pipeline
UnknownNearby 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. 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
Henley Brook at a glance
5,798
People
$910,000
Median sale
$749/wk
Median rent
4.28%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by O'Neil Real EstateSet opposite the stunning parklands and lake that form the heart of this community, we find one of the most attractive and thoughtfully designed homes in the suburb - and one of the best located.
The home actually sits between two beautiful parks: the superb Sandown Park just across the road and the manicured gardens of Exmoor park around the bend. You really can't find a prettier home, in a prettier location in the region.
LIVING HERE
This marvellous home has been designed for living. Sure, all homes are designed for living in, but this one has been designed for living well - for a lifestyle that balances togetherness with the practicality of everyone having their own space.
The central living area opens seamlessly to the alfresco, creating a natural flow that brings the indoors and outdoors together in everyday life.
The kitchen overlooks the meals and family area, making it the true hub of daily activity. There's a good-sized pantry, great workspace, and a lovely outlook across the patio and gardens - a perfect backdrop to your day-to-day routine. A shopper's entry from the garage adds everyday convenience to the thoughtful design. High ceilings through the main living zone enhance the feeling of space, giving the home a comfortable and open atmosphere.
At the front, the theatre room provides an awesome retreat - the perfect spot to unwind, relax, and enjoy movie nights. The space is brilliantly versatile - perfect as a theatre room if you're a movie buff, or a lounge room if you're more of a bookworm. The front section of the home can be closed off from the rest, creating a quiet retreat away from the day-to-day busyness of family life. Here, you'll find the theatre room and the main bedroom - and what a main bedroom it is. The beautiful outlook across the park is simply delightful, and the room itself is generously sized, complete with a large walk-in robe and an ensuite bathroom.
At the other end of the home, we have three bedrooms and the main bathroom - and this is where the design really shines as the ultimate in practical family living. This whole section can be closed off from the main areas, creating a perfect zone for privacy or quiet time.
Within this wing, you'll find three spacious bedrooms and a separate activity room right in the middle - an ideal setup for family life. Whether your household ranges from eight days old to 108 years young, this layout works beautifully for convenience and comfort.
As you'll see on the floor plan, two of the bedrooms are spacious enough for a king-sized bed, and one of them even has semi-ensuite access to the main bathroom, making it the ideal guest room.
OUTSIDE
The outdoor living space is fantastic, featuring a big patio that makes entertaining easy and enjoyable. It's the perfect spot to relax with family and friends while overlooking the beautiful gardens. Between the charm of your own front yard and the parks that surround you, this is an incredibly attractive place to call home.
The park across the street is a real highlight of this location. The circuit around the lake is perfect for a morning walk, a jog, or a leisurely ride on the bike. The kids will love it too - there's a playground and plenty of open space to kick a ball, all just across the road where you can still see them from your front door.
It's a wonderful lifestyle, and you'll be hard-pressed to find a prettier home in a prettier location.
WHERE IT IS
Get on the map and you'll see for yourself, it's close to schools, convenience stores, cafes and more.
WHAT NEXT
Hit the EMAIL AGENT button on this web page and we'll be in touch to set up a time so you can see it for yourself.
Listing description written by Mark Grogan, O'Neil Real Estate — reproduced as published, not verified by Districts.