Hamilton at a glance
4,666
People
$1,230,000
Median sale
$817/wk
Median rent
3.45%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
$850,000
For sale
Asking
3
Bedrooms
1
Bathrooms
0
Car spaces
246 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
Asking
$850,000
Asking · $3,455/m² of land
No recorded sale for this property.
Hamilton at a glance
4,666
People
$1,230,000
Median sale
$817/wk
Median rent
3.45%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Vs Hamilton
-30.9%
Median sale
Suburb $1,230,000
+1.55 pp
Gross yield
Suburb 3.45%
Suburb median $1,230,000 from 33 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$36,529 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: New South Wales schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Pre-filled with Hamilton'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
NSWPlanning 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.” NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $817/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. No recorded off-street parking — often a discount versus the suburb median for the same beds.
Current comparable rental listings within 400 m of this lot are not loaded. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. 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 5.0%. 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. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
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
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
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
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Area
Hamilton at a glance
4,666
People
$1,230,000
Median sale
$817/wk
Median rent
3.45%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Spillane PropertyBehind its charming street presence lies a beautifully presented cottage that effortlessly blends timeless character with modern comfort. Filled with warmth and natural light, this inviting three-bedroom home offers a relaxed lifestyle just moments from the vibrant heart of Hamilton.
Stepping inside, you're welcomed into a light-filled interior where classic charm and everyday functionality come together. Positioned at the heart of the home, the inviting living room is centred around a decorative fireplace, creating a cosy and welcoming space to relax while providing seamless connection to both the kitchen and formal dining room.
The well-appointed kitchen has been thoughtfully designed for everyday living, featuring quality appliances, an abundance of storage and beautiful leadlight display cabinets that add warmth, character and timeless appeal. Large windows frame the backyard, allowing natural light to flood the space while creating a lovely connection to the outdoors.
Adjoining both the kitchen and living area, the generously proportioned formal dining room provides the perfect setting for family meals or entertaining guests. Stepping down from the dining room, the oversized laundry is both practical and stylish, complete with charming barn-style cabinetry, excellent storage, a laundry sink and direct access to the backyard. Positioned nearby, the modern bathroom is fitted with a combined shower and bath, vanity with storage and toilet.
The home offers three generously sized bedrooms, each complete with ceiling fans and filled with natural light. Two of the bedrooms are positioned at the front of the home, where large windows flood the rooms with sunlight, while one of these also features a charming decorative fireplace that further enhances the home's character.
Outside, the private backyard has been thoughtfully designed as a peaceful retreat. Framed by established bamboo, the garden offers a wonderful sense of privacy and tranquillity, creating the perfect setting to entertain, unwind or simply enjoy the outdoors. A covered entertaining area provides year-round enjoyment, while a large storage room adds valuable functionality.
Adding even greater appeal, the property comes complete with professionally prepared architectural plans and renders ready to be submitted for Development Application (DA) approval. The thoughtfully designed renovation transforms the home with the addition of a spacious fourth bedroom and private ensuite, while reimagining the rear of the property into a stunning open-plan kitchen, dining, living and laundry zone. Offering buyers the opportunity to move straight in and enjoy as is, or bring an exciting vision to life with much of the planning already complete, this is a rare chance to secure both character and future potential.
Positioned within easy walking distance of Hamilton's popular cafés, restaurants, boutique shopping, local parks and public transport, this charming home offers the perfect balance of character, comfort and convenience. Whether you're searching for your first home, a beautiful place to raise a family or a quality investment in one of Newcastle's most sought-after suburbs, this delightful cottage is an opportunity not to be missed.
Disclaimer: All information contained herein has been obtained from third-party sources. While we believe this information to be reliable, we cannot guarantee its accuracy or currency. Prospective purchasers and their advisers should make their own enquiries and investigations in relation to this information and the property to which it relates.
Listing description written by Donna Spillane, Spillane Property — reproduced as published, not verified by Districts.