Darwin City at a glance
8,597
People
No data
Median sale
$450/wk
Median rent
No data
Suburb gross yield
NT › Darwin City › Gardiner St
$2,400,000
For sale
Asking
4
Bedrooms
4
Bathrooms
3
Car spaces
511 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
$2,400,000
Asking · $4,697/m² of land
No recorded sale for this property.
Darwin City at a glance
8,597
People
No data
Median sale
$450/wk
Median rent
No data
Suburb gross yield
$122,681 on top of the price (5.1% 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: Northern Territory schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Pre-filled with Darwin City'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
NTNT bulk cadastre is not an open commercial product. Lot optionality cannot be computed from official geometry. Listed land size is 511 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 $450/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 1.0%. 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. 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
UnknownNT bulk cadastre is not an open commercial product. Lot optionality cannot be computed from official geometry. Listed land size is 511 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. 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.
Area
Darwin City at a glance
8,597
People
No data
Median sale
$450/wk
Median rent
No data
Suburb gross yield
Listing material
Listed by Raine & Horne DarwinCommanding one of the highest residential positions in the Northern Territory, this extraordinary sky residence offers a level of luxury, space and exclusivity rarely seen in the Darwin market.
Occupying the coveted 31st floor of the iconic Evolution building, this remarkable residence boasts an incredible 511m² on title, placing it amongst the largest and most prestigious apartments ever offered for sale in the Territory.
From sunrise over Frances Bay to spectacular sunsets across the Arafura Sea, the panoramic outlook is simply breathtaking. Sweeping views encompass Darwin Harbour, the CBD skyline, East Point, Frances Bay, the Marina precinct and beyond. During the Wet Season, enjoy a front-row seat to nature's greatest theatre as dramatic thunderstorms roll across the harbour and lightning illuminates the tropical sky from the comfort of your own private sanctuary.
Designed for those who demand space without compromise, the residence offers four oversized bedrooms, each complete with its own private ensuite. The magnificent primary suite is a true retreat, featuring extensive built-in robes, luxurious ensuite facilities and direct balcony access to capture the stunning harbour vistas.
Bedrooms two and three each enjoy their own private balconies, while the primary suite and fourth bedroom open directly onto the expansive wrap-around terrace that frames the residence and maximises the incredible views from every angle.
At the heart of the home are two substantial and completely separate living zones, providing exceptional flexibility for both everyday living and large-scale entertaining. The gourmet kitchen is perfectly positioned to overlook one of the living areas and is equipped with quality appliances and extensive bench space, making it ideal for the passionate home chef.
The second living and entertaining zone is truly exceptional. Large enough to host family celebrations, milestone occasions or corporate gatherings, it is complemented by a fully equipped wet bar featuring a built-in refrigerator, wine fridge and dishwasher, ensuring effortless entertaining on any scale.
Property Features:
• Prestigious 31st-floor position within Darwin's landmark Evolution complex
• Massive 511m² on title
• Four oversized bedrooms, each with private ensuite
• Dedicated study/home office
• Extensive primary suite with substantial built-in robes
• Private balconies to bedrooms two and three
• Huge wrap-around balcony with spectacular water and city views
• Two separate living and entertaining areas
• Designer kitchen with quality appliances
• Fully equipped wet bar with dishwasher, built-in fridge and wine fridge
• Three secure car parks
• Dedicated storeroom
Evolution Resort Facilities:
Widely regarded as one of Darwin's premier residential addresses, Evolution delivers a five-star lifestyle with outstanding resident facilities including:
• Three high-speed lifts
• Resort-style swimming pool
• Dedicated lap pool
• In-water seating and relaxation areas
• Fully equipped gymnasium
• Landscaped BBQ and entertaining areas
• Conference room
• Separate games room
• Secure access and premium resident amenities
Properties of this calibre are exceptionally rare. Combining penthouse-style proportions, world-class views and one of Darwin's most sought-after residential addresses, this is a residence that stands alone in the Northern Territory marketplace.
Experience the ultimate blend of luxury, lifestyle and location from one of Darwin's most spectacular vantage points.
Year Built: 2008
Size on Title: 511m2
Council Rates: $1758 p/a
Body Corp Manager: Elite Strata
Body Corp Fees: $5,324 p/q (Sinking fund Included)
Listing description written by Tim Mackenzie, Raine & Horne Darwin — reproduced as published, not verified by Districts.