Hamilton East at a glance
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Median sale
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Median rent
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Suburb gross yield
NSW › Hamilton East › Denison St
$2,900,000–$3,190,000
For sale
Asking range
13
Bedrooms
7
Bathrooms
0
Car spaces
516 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
$2,900,000–$3,190,000
Asking range · $5,620/m² of land
No recorded sale for this property.
Hamilton East at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$145,379 on top of the price (5.0% 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. 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.
0 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
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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 East at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by @realtyAn Outstanding Investment Opportunity Delivering Approx. $380,000 Gross Annual Income
Opportunities of this caliber are exceptionally rare. Positioned on a substantial 965m² R3 Medium Density Residential landholding, this fully operational accommodation asset delivers impressive returns, diversified income and outstanding future potential.
Producing an approximate gross annual income of $380,000 and an impressive net return of approximately $235,000 (2024/2025 Financial Year), this is a genuine set-and-forget investment with strong occupancy history and significant long-term upside.
Located in a high-demand precinct, the property offers investors immediate cash flow while also benefiting from valuable medium-density zoning, providing flexibility for future redevelopment or value-add opportunities (STCA).
Investment Highlights:
Approx. $380,000 gross annual income
Approx. $235,000 net return (2024/2025 FY)
Strong cash flow with consistent occupancy
Low-maintenance investment
High-demand location
Excellent long-term capital growth potential
Property Features:
R3 Medium Density Residential zoning
Approx. 965m² total landholding
13 bedrooms x 7 bathrooms
Two separate titles: 1//DP781130 & 5//DP745393
Extensive Inclusions:
Solar power system, Swimming pool, Commercial-grade kitchen, Commercial refrigeration, Coin-operated, laundry, Computer management systems, CCTV security system, Electronic gated entry, Remote-controlled air conditioning, Ducted air conditioning, Split-system air conditioning, Ceiling fans throughout, Pool table, Televisions, Lounges, Bedding & linen, BBQ, all furnishings required for ongoing operation.
Outgoings (Approx.)
Council Rates: $2,500 per quarter per title
Water: $1,500 per quarter per title
Power: $1,600 per quarter per title
Whether you're expanding an existing portfolio or securing a high-performing commercial-style investment with residential zoning flexibility, this exceptional asset offers immediate income, strong fundamentals and future development potential.
Disclaimer: Whilst all information provided in the advertising of the property is to the best of our knowledge, we encourage all interested parties to conduct their own research before making any formal decisions.
Listing description written by Joel Pyne, @realty — reproduced as published, not verified by Districts.