The Block
Challenging siteChallenging site. Below-street position and moderate slope create access hurdles, while narrow frontage and overlooked yard limit layout and privacy. Advisory flood overlay adds approval complexity.
Report preview
11 Hamilton St, Rose Bay NSW 2029
House432417m²
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K-score
An independent, buyer-focused assessment across three pillars — the land itself, its location, and where its price sits within the market.
K-score
31/ 100
?/ 100
?/ 100
Convenience & Lifestyle
Well connectedWell connected. Ferry is 1.3km away, but shops, cafes, parks, schools and bus are close, so weekly errands work well despite the commute walk.
Price Positioning
Mixed price signalsMixed price signals. Pocket sits below suburb median while recent comps sit well above, indicating conflicting price signals. Condition and finish should carry more weight.
Risk & fact checks
Land value, size, zoning, aspect.
Land Value
4.27M
-3%vs Suburb median
Land size
417m²
-14%vs Suburb median
Zoning
R3
Medium Density Residential
Backyard facesSouth West
Warm afternoon sun
Surrounding risks: noise and traffic.
Street type
Local Road
Noise sources
No major road or railway nearby
Low aircraft noise
Assess this property against 20+ risk factors. See full report.
Price
A property’s location within a suburb can have a major impact on its value. Compare this pocket against the suburb average to understand whether you’re paying a premium.
A property’s sales history alongside suburb median price trends help understand how its value has changed over time.
Last sold
-
Owned for
0.3 Years
Get deeper insights with 30 years sales history, comparable sales and a detailed price pocket map in the full report.
Red Flags
Flood Zone
Within or near the flood zone; confirm the property's official status in the contract.
Flood Zone
Within or near the flood zone; confirm the property's official status in the contract.
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25+ risk checks
3D land model, bushfire, flood, power lines, heritage constraints and more
Price insights
Pocket price heat map, street sales history, property sales history and comparable sales
Location & lifestyle
Schools, transport, shops, cafés, parks and more
Pocket price map
A property’s pocket shows where its price sits within the suburb. Pocket prices can differ by more than 50%.
3D Land Map
See the true land in 3D. Land slopes affect cost, drainage and usability which are hard to visualise in listing photos.
Comparable sales
Fair price depends on what buyers actually paid for similar homes nearby — not what agents are asking.
Sales History vs Suburb Price Trends
See long-term price growth, market cycles, and property performance against the suburb median.
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Property Location Overview
Rose Bay Wharf ferry wharf is 1.3km from the property, with 3m uphill and 23m downhill elevation change. The nearest bus stop is Dover Rd After Carlisle St, located 120m from the property.
Primary school catchment: Rose Bay Public School, 420m from the property, with a Strong level rating. Secondary school catchment: Rose Bay Secondary College, 1.2km from the property, with a Strong level rating. McAuley Catholic Primary School is the nearest private school, 130m from the property, serving students from K-6 and offering co-ed enrolment. Kambala is the nearest private school, 960m from the property, serving students from K-12 and offering co-ed enrolment. Kesser Torah College is the nearest private school, 1.1km from the property, serving students from K-12 and offering co-ed enrolment. Kincoppal - Rose Bay School of the Sacred Heart is the nearest private school, 1.3km from the property, serving students from K-12 and offering co-ed enrolment. Galilee Catholic Primary School is the nearest private school, 2.1km from the property, serving students from K-6 and offering co-ed enrolment.
Harris Farm Markets Rose Bay is the nearest supermarket, 268m from the property. Double Bay Day Hospital is 3.4km from the property. Pannerong Reserve is the nearest park, 480m from the property. Lyne Park Tennis Centre is 920m from the property. Sydney Harbour National Park is 1.3km from the property. Willow Pond is 4.4km from the property. The coastline is 1.0km from the property. Bondi Beach is 2.1km from the property.