Cooks Hill at a glance
4,103
People
$1,830,000
Median sale
$672/wk
Median rent
1.91%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
NSW › Cooks Hill › Bruce St
$995,000–$1,045,000
For sale
Asking range
2
Bedrooms
1
Bathrooms
1
Car spaces
125 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
$995,000–$1,045,000
Asking range · $7,960/m² of land
No recorded sale for this property.
Cooks Hill at a glance
4,103
People
$1,830,000
Median sale
$672/wk
Median rent
1.91%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Vs Cooks Hill
-45.6%
Median sale
Suburb $1,830,000
+1.60 pp
Gross yield
Suburb 1.91%
Suburb median $1,830,000 from 17 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$43,054 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Cooks Hill'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 $672/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. 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 3.5%. 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.
Nearby
Area
Cooks Hill at a glance
4,103
People
$1,830,000
Median sale
$672/wk
Median rent
1.91%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Presence Real EstateStep into the romance of a bygone era with this C1900 heritage classic, an enchanting residence that seamlessly fuses timeless soul with modern liveability.
From the street, the home immediately tugs at the heartstrings, its character facade hinting at the grace and craftsmanship within. Cross the threshold and you're welcomed by freshly painted white walls and newly polished floors, accentuating the sense of space and light created by tall ceilings adorned with intricate cornices. A thoughtful contemporary fit-out brings together the very best of old and new, with each detail carefully curated to respect the home's history while elevating everyday living.
The living room is a cozy haven, where tall windows with plantation shutters filter soft natural light and create an intimate, inviting atmosphere. There is an effortless flow through to the stone-topped contemporary kitchen and bright dining area, where style and practicality meet to delight passionate home cooks and enthusiastic hosts alike. Quality fixtures, including a Smeg integrated dishwasher, and clever storage such as an electric-equipped appliance cupboard, make meal preparation a pleasure rather than a chore.
From this welcoming living space, glass doors open to a sun-soaked brick courtyard. It's an idyllic alfresco retreat, private and embraced by mature gardens, and offering the perfect setting for long, lazy brunches, lingering lunches or an evening aperitif with your favourite tipple in hand. At the rear of the courtyard, direct access to the single lock-up garage is a rare and valuable asset in this highly coveted inner-city pocket. A dedicated laundry, neatly tucked away, keeps everyday clutter out of sight and includes a convenient guest powder room.
Upstairs, the sense of sanctuary continues. Soft new carpets line the stairs and bedrooms, leading you to an air-conditioned master bedroom that feels like a serene escape from the world. Shuttered doors spill out onto a gorgeous bull-nosed verandah, where you can savour a nightcap under the stars while gazing over the charming historic streetscape. Both bedrooms feature built-in robes, ducted air-conditioning and ceiling fans, ensuring year-round comfort and ease. The modern bathroom is also a delight, with a bath, separate shower and sleek floating vanity.
This inviting residence promises an enviable lifestyle, placing the best of beachside and urban living right on your doorstep. Picture breezy coastal walks by day, followed by vibrant evenings along Darby Street with its acclaimed eateries, or the buzzing nightlife of the CBD just moments from home. You're an easy stroll to the gourmet offerings of Harris Farm Markets, and only a short drive to Marketown for all your retail needs. And for weekday workers, convenient access to transport and major arterial routes makes commuting as effortless as the lifestyle you'll enjoy in this timeless, character-filled home.
If you've been searching for a home that blends timeless style with genuine heart and supreme liveability, then you should place this property at the very top of your inspection list.
Features include:
- Enchanting C1900 residence fusing timeless soul with modern liveability, featuring soaring ceilings, intricate cornices and character windows.
- Freshly painted throughout with newly polished timber floors and plush new carpets upstairs. Elegant plantation shutters throughout, adding both charm and privacy.
- Generous free-flowing floorplan featuring a welcoming living area and open-plan dining space, enhanced by a split-system air-conditioner for year-round comfort.
- Sleek contemporary kitchen showcasing Caesarstone benchtops, Smeg integrated dishwasher, Westinghouse oven and clever appliance storage.
- Two beautifully appointed, freshly carpeted bedrooms, each with built-in robes, ducted air-conditioning and ceiling fans.
- Stylish, modern bathroom complete with both a bath and shower, finished with a chic floating vanity.
- Separate laundry with downstairs powder room. Clever storage options throughout, including under-stair storage with pull-out drawers.
- Two inviting alfresco spaces include a private, sun-drenched brick courtyard with convenient side access, and a romantic top-floor verandah that invites you to unwind.
- Remote-opening single lock-up garage with direct access to the courtyard.
- Perfectly positioned close to shops, schools, the beach, local parks and playing fields, and just moments from the CBD, as well as Darby Street and The Junction's cosmopolitan dining scene.
Outgoings:
Council Rates - $2,026.03 approx. per annum
Strata Rates - $891.00 approx. per quarter
Disclaimer:
All information provided by Presence Real Estate in the promotion of a property for either sale or lease has been gathered from various third-party sources that we believe to be reliable. However, Presence Real Estate cannot guarantee its accuracy, and we accept no responsibility and disclaim all liability in respect of any errors, omissions, inaccuracies or misstatements in the information provided. Prospective purchasers and renters are advised to carry out their own investigations and rely on their own inquiries. All images, measurements, diagrams, renderings and data are indicative and for illustrative purposes only and are subject to change. The information provided by Presence Real Estate is general in nature and does not take into account the individual circumstances of the person or persons objective financial situation or needs.
Listing description written by Callum Ansell, Presence Real Estate — reproduced as published, not verified by Districts.