This is an HTML version of an attachment to the Freedom of Information request 'Benchmark component reports'.


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
How is my land valued?        Most land is valued using a mass valuation process.
What is a component?           Properties that are expected to change in value at the same rate are grouped together. These 
                                               properties generally have similar features. The groups are called components. 
What is a benchmark?          Within each component, one representative property called a primary benchmark is chosen. 
                                               Benchmark properties are valued individually each year to measure how much the value of the land 
                                               has changed from the previous year.
                                               Each new benchmark value is then compared to the value of the benchmark from the previous year. 
                                               This change in value is called the component factor and it is then applied to all properties within the 
                                               component. 
                                               The Primary Benchmark chosen will have a land value close to the median land value. This ensures 
                                               that it represents most properties in the component. The median usually represents the middle land 
                                               value, which means that roughly 50% of land values will be higher while the other 50% will be lower.
                                               Often additional benchmark properties are chosen called Reference Benchmarks. These properties 
                                               usually have land values higher or lower than the median.
                                               Before undertaking benchmark valuations, valuers will inspect and analyse a large number of sales 
                                               in a locality to gain an in depth understanding of what is happening in the real estate market. This 
                                               information and the valuer's experience, knowledge and expertise are then used to value the 
                                               benchmark properties.
About this report:                 This report shows information about the component and the sales that were used to value the 
                                               benchmarks. The report includes the district, the zone and the valuing year it relates to.
                                               It also provides brief comments about how the sales relate to the benchmarks.
Page 1
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Benchmark Properties
Address: ADELAIDE ST BELMORE NSW 2192
Area:
550.1 M
Primary/Reference Benchmark: Reference
Description:
Zoned R3 Medium Density Residential under CLEP 2012. Regular shaped inside lot, predominately level with 
southerly aspect to street.
Address: ADELAIDE ST BELMORE NSW 2192
Area:
480.6 M
Primary/Reference Benchmark: Primary
Description:
Zoned R3 Medium Density Residential under CLEP 2012. Regular inside lot, slight cross fall from right to left 
with south easterly aspect to street.
Address: ALLAN AVE BELMORE NSW 2192
Area:
345.95 M
Primary/Reference Benchmark: Reference
Description:
Zoned R3 Medium Density Residential under CLEP 2012. Regular shaped inside lot, predominately level with 
northerly aspect to street.
Address: DINORA ST BELMORE NSW 2192
Area:
487.83 M
Primary/Reference Benchmark: Reference
Description:
Zoned R3 Medium Density Residential under CLEP 2012. The site is a rectangular shape, inside lot, its 
topography is falling slightly with a cross slope with no significant views. Westerly aspect to the street, sealed 
road with kerb and guttering.
Page 2
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Sales Evidence
Sales Address: 233 BURWOOD RD BELMORE
Analysed Sale ID:
Legal Description: 100/18983
160078
Area: 499 M
Purchase Price:  $1,050,000
Contract Date:
29/01/2020
Analysed land value at current base date:   $903,000
Settlement Date: 28/02/2020
Description/Comments: Sale of a freestanding single storey dwelling on residential land. Located in the suburb of Belmore, in
close proximity to local shops, public schools and public transport. Surrounding development
comprises of established single residential dwellings of varying age, character and quality. The site is
a rectangular shape, inside lot. falling slightly with a cross slope with no significant views. Westerly
aspect to the street, frontage to busy urban road. Services include all typical urban services available.
The sale was a market sale, sold by David Kay First National - Belmore after approx 99 days on the
market. In relationship to market the sale is considered to be representative. The property is not
known to have any environmental issues. We have made the necessary EPA online investigations
and this property is not known to be contaminated. We assessed the added value of improvements
for this property using our added value of improvements and paired sales.Based on sales evidence
and supported by Core Logic data, a market movement of 0.75 per month has been adopted to bring
ALV from contract date to 01/04/2020. No market movement adopted from 01/04/2020 to 01/07/2020
valuation base date..
Sales Address: 34 DRUMMOND ST BELMORE
Analysed Sale ID:
Legal Description: C/402996
160155
Area: 423 M
Purchase Price:  $975,000
Contract Date:
16/12/2019
Analysed land value at current base date:   $857,000
Settlement Date: 30/01/2020
Description/Comments: Improvements: A single storey freestanding brick tile residence, built in 1940s, in fair condition.
Ancillaries improvements: Fencing, single garage, drive and landscaping. Location: Situated in
Belmore, on eastern side of Drummond St, approximately 60 metres south of the intersection with
Reginald Ave. Access: The property has direct street frontage and vehicular access. Shape: The
parcel is a rectangular shaped internal lot. Topography: With a gentle crossfall from eastern
boundary. Views: Immediate streetscape. Services/amenities: Standard residential services are
connected to the site. Property is in close proximity to transport and local amenities. Surrounding
development: Immediate surrounding development comprises of medium density residential
developments including established B2 local centre B6 Enterprise Corridor zoned properties along the
northern side of the Canterbury Rd. Environmental Constraints: None. Planning: Zoned R3 Medium
Density Residential under Canterbury LEP 2012 and the current use is permitted. FSR: 0.50:1. HOB:
8.5m. Circumstances of Sale: The sale is a market transaction and was sold via private treaty through
a local agent. Relationship to market: considered representative. We have made the necessary EPA
investigations and this property is not known to be contaminated, nor is it known to have any
environmental issues. We assessed the added value of improvements for this property using our
added value of improvements and paired sales analysis. Based on sales evidence and supported by
Core Logic data, a market movement of 0.75 per month has been adopted to bring ALV from contract
date to 01/04/2020. No market movement adopted from 01/04/2020 to 01/07/2020 valuation base
date..
Sales Address: 112 BURWOOD RD BELFIELD
Analysed Sale ID:
Legal Description: 19/H/12859
160161
Area: 556 M
Purchase Price:  $1,065,000
Contract Date:
07/12/2019
Analysed land value at current base date:   $887,000
Settlement Date: 21/01/2020
Description/Comments: Sale of a freestanding single storey dwelling on residential land. Located in the suburb of Belfield, in
close proximity to local shops, public schools and public transport. Surrounding development
comprises established single residential dwellings of similar age, character and quality as the subject.
The site is a rectangular shape, inside lot, falling gently to the rear of the property with no significant
views. Easterly aspect to the street, sealed road with kerb and guttering. Services include all typical
urban services available. The sale was a market transaction, sold at auction by Mint Property Agents
after approx 25 days on the market. In relationship to market the sale is considered to be
representative. The property is not known to have any environmental issues. We have made the
necessary EPA online investigations and this property is not known to be contaminated. We assessed
the added value of improvements for this property using our added value of improvements and paired
sales.Based on sales evidence and supported by Core Logic data, a market movement of 0.75 per
month has been adopted to bring ALV from contract date to 01/04/2020. No market movement
adopted from 01/04/2020 to 01/07/2020 valuation base date..
Page 3
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Sales Address: 49 BELMORE AVE BELMORE
Analysed Sale ID:
Legal Description: A/309385
160270
Area: 416 M
Purchase Price:  $910,000
Contract Date:
27/11/2019
Analysed land value at current base date:   $783,000
Settlement Date: 12/02/2020
Description/Comments: Improvements: A single storey freestanding brick tile residence, built in 1920s, in good condition.
Ancillaries improvements: Fencing, paved entertaining area and landscaping. Location: Situated in
Belmore, on eastern side of Belmore Ave, 3rd lot south of the intersection with Lakemba St. Access:
The property has direct street frontage and vehicular access. Shape: The parcel is a rectangular
shaped internal lot. Topography: Mostly level with the street. Views: Immediate streetscape.
Services/amenities: Standard residential services are connected to the site. Property is in close
proximity to transport and local amenities. Surrounding development: Immediate surrounding
development comprises of medium density residential developments including light industrial
properties to the northern side of Lakemba St. Environmental Constraints: None. Planning: Zoned R3
Medium Density Residential under Canterbury LEP 2012 and the current use is permitted. FSR:
0.50:1. HOB: 8.5m. Circumstances of Sale: The sale is a market transaction and was sold at auction
through a local agent. Relationship to market: considered representative. We have made the
necessary EPA investigations and this property is not known to be contaminated, nor is it known to
have any environmental issues. We assessed the added value of improvements for this property
using our added value of improvements and paired sales analysis. Based on sales evidence and
supported by Core Logic data, a market movement of 0.75 per month has been adopted to bring ALV
from contract date to 01/04/2020. No market movement adopted from 01/04/2020 to 01/07/2020
valuation base date..
Sales Address: 16 BELMORE AVE BELMORE
Analysed Sale ID:
Legal Description: 23/2/3188
160271
Area: 334 M
Purchase Price:  $1,050,000
Contract Date:
06/09/2019
Analysed land value at current base date:   $705,000
Settlement Date: 18/10/2019
Description/Comments: Improvements: A two storey freestanding brick tile residence, built in 2000s, in good condition.
Ancillaries improvements: Fencing, drive and landscaping. Location: Situated in Belmore, on western
side of Belmore Ave, approximately 90 metres north of the intersection with Railway Pde. Access:
The property has direct street frontage and vehicular access. Shape: The parcel is a rectangular
shaped internal lot. Topography: Mostly level with the street. Views: Immediate streetscape.
Services/amenities: Standard residential services are connected to the site. Property is in close
proximity to transport and local amenities. Surrounding development: Immediate surrounding
development comprises of medium density residential developments. Environmental Constraints:
None. Planning: Zoned R3 Medium Density Residential under Canterbury LEP 2012 and the current
use is permitted. FSR: 0.50:1. HOB: 8.5m. Circumstances of Sale: The sale is a market transaction
and was sold at action through a local agent. Relationship to market: considered representative. We
have made the necessary EPA investigations and this property is not known to be contaminated, nor
is it known to have any environmental issues. We assessed the added value of improvements for this
property using our added value of improvements and paired sales analysis. Based on sales evidence
and supported by Core Logic data, a market movement of 0.75 per month has been adopted to bring
ALV from contract date to 01/04/2020. No market movement adopted from 01/04/2020 to 01/07/2020
valuation base date..
Page 4
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Sales Address: 4 RAILWAY PDE BELMORE
Analysed Sale ID:
Legal Description: 10, 11/1/3188
160272
Area: 617 M
Purchase Price:  $1,100,000
Contract Date:
02/10/2019
Analysed land value at current base date:   $1,020,000
Settlement Date: 11/12/2019
Description/Comments: Improvements: A single storey freestanding weatherboard iron residence, built in 1930s, in fair
condition. Ancillaries improvements: Fencing, triple garage storage, drive and landscaping. Location:
Situated in Belmore, on the north western corner of Railway Pde Oxford St. Access: The property has
direct street frontage and vehicular access. Shape: The parcel is an irregular shaped corner lot.
Topography: With a gentle cross fall from western boundary. Views: Immediate streetscape.
Services/amenities: Standard residential services are connected to the site. Property is in close
proximity to transport and local amenities. Surrounding development: Immediate surrounding
development comprises of medium density residential developments. Environmental Constraints:
None. Planning: Zoned R3 Medium Density Residential under Canterbury LEP 2012 and the current
use is permitted. FSR: 0.50:1. HOB: 8.5m. Circumstances of Sale: The sale is a market transaction
and was sold via private treaty through a local agent. Relationship to market: considered
representative. We have made the necessary EPA investigations and this property is not known to be
contaminated, nor is it known to have any environmental issues. We assessed the added value of
improvements for this property using our added value of improvements and paired sales analysis.
Based on sales evidence and supported by Core Logic data, a market movement of 0.75 per month
has been adopted to bring ALV from contract date to 01/04/2020. No market movement adopted from
01/04/2020 to 01/07/2020 valuation base date..
Sales Address: 26 BRANDE ST BELMORE
Analysed Sale ID:
Legal Description: 20/13059
160273
Area: 467 M
Purchase Price:  $1,086,000
Contract Date:
02/11/2019
Analysed land value at current base date:   $908,000
Settlement Date: 16/12/2019
Description/Comments: Improvements: A renovated single storey freestanding brick tile residence, built in 1930s, in good
condition. Ancillaries improvements: Fencing, single carport, drive and landscaping. Location:
Situated in Belmore, on western side of Brande St, approximately 60 metres south of the intersection
with Lakemba St. Access: The property has direct street frontage and vehicular access. Shape: The
parcel is a rectangular shaped internal lot. Topography: Mostly level with the street. Views: Immediate
streetscape. Services/amenities: Standard residential services are connected to the site. Property is
in close proximity to transport and local amenities. Surrounding development: Immediate surrounding
development comprises of medium density residential developments including industrial properties to
the northern side of Lakemba St. Environmental Constraints: None. Planning: Zoned R3 Medium
Density Residential under Canterbury LEP 2012 and the current use is permitted. FSR: 0.50:1. HOB:
8.5m. Circumstances of Sale: The sale is a market transaction and was sold at auction through a local
agent. Relationship to market: considered representative. We have made the necessary EPA
investigations and this property is not known to be contaminated, nor is it known to have any
environmental issues. We assessed the added value of improvements for this property using our
added value of improvements and paired sales analysis. Based on sales evidence and supported by
Core Logic data, a market movement of 0.75 per month has been adopted to bring ALV from contract
date to 01/04/2020. No market movement adopted from 01/04/2020 to 01/07/2020 valuation base
date..
Page 5
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Sales Address: 58 KENNEDY AVE BELMORE
Analysed Sale ID:
Legal Description: A/309959
160344
Area: 404 M
Purchase Price:  $1,000,000
Contract Date:
21/09/2019
Analysed land value at current base date:   $795,000
Settlement Date: 18/11/2019
Description/Comments: Improvements: A single storey freestanding brick tile residence, built in 1920s, in good condition.
Ancillaries improvements: Fencing, double garage at rear, covered entertaining area, drive and
landscaping. Location: Situated in Belmore, on the southern side of Kennedy Ave, 2nd lot east of the
intersection with Benaroon Rd. Access: The property has direct street frontage and vehicular access.
Shape: The parcel is a rectangular shaped internal lot. Topography: Falling gently to rear. Views:
Immediate streetscape. Services/amenities: Standard residential services are connected to the site.
Property is in close proximity to transport and local amenities. Surrounding development: Immediate
surrounding development comprises of medium density residential developments including light
industrial properties to the northern side of Lakemba St. Environmental Constraints: None. Planning:
Zoned R3 Medium Density Residential under Canterbury LEP 2012 and the current use is permitted.
FSR: 0.50:1. HOB: 8.5m. Circumstances of Sale: The sale is a market transaction and was sold at
auction through a local agent. Relationship to market: considered representative. We have made the
necessary EPA investigations and this property is not known to be contaminated, nor is it known to
have any environmental issues. We assessed the added value of improvements for this property
using our added value of improvements and paired sales analysis. Based on sales evidence and
supported by Core Logic data, a market movement of 0.75 per month has been adopted to bring ALV
from contract date to 01/04/2020. No market movement adopted from 01/04/2020 to 01/07/2020
valuation base date..
Sales Address: 29 KENNEDY AVE BELMORE
Analysed Sale ID:
Legal Description: 11/4/5224
160352
Area: 696 M
Purchase Price:  $1,400,000
Contract Date:
05/09/2019
Analysed land value at current base date:   $1,400,000
Settlement Date: 06/11/2019
Description/Comments: Land value only. A DA has been lodged by the purchaser after settlement, at time of analysis the DA
has been approved for demolition of existing structures and construction of a two storey attached dual
occupancy with Torrens title subdivision. At time of inspection works have been commenced. Access:
The property has direct street frontage and vehicular access. Shape: The parcel is a rectangular
shaped internal lot. Topography: Rising gently to rear. Views: Immediate streetscape.
Services/amenities: Standard residential services are connected to the site. Property is in close
proximity to transport and local amenities. Surrounding development: Immediate surrounding
development comprises of medium density residential developments including light industrial
properties to the northern side of Lakemba St. Environmental Constraints: None. Planning: Zoned R3
Medium Density Residential under Canterbury LEP 2012 and the current use is permitted. FSR:
0.50:1. HOB: 8.5m. Circumstances of Sale: The sale is a market transaction sold by Professionals
Belmore after 2 days on the market. Relationship to market: Market sale but the sale reflects the dual
occupancy subsequently approved shortly after settlement. There are few sales as yet for sites like
these and as a result we have increased the value to reflect approval for but it is still below the 0.85-
1.00 ratio as not sufficient evidence to substantiate an increase higher than the $1m. We have made
the necessary EPA investigations and this property is not known to be contaminated, nor is it known
to have any environmental issues. We assessed the added value of improvements for this property
using our added value of improvements and paired sales analysis. . DA DA-919/2019 submitted for
PID 1424530 on 08-Nov-2019: Demolition of existing structures and construction of a two storey
attached dual occupancy with Torrens title subdivision. Address: 29 Kennedy Avenue, BELMORE. .
Approved on 18-Dec-2019..
Page 6
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Sales Address: 10 RING ST BELMORE
Analysed Sale ID:
Legal Description: C/320498
160353
Area: 418 M
Purchase Price:  $1,050,000
Contract Date:
09/11/2019
Analysed land value at current base date:   $903,000
Settlement Date: 20/12/2019
Description/Comments: Improvements: A single storey freestanding brick tile residence, built in 1940s, in fair condition.
Ancillaries improvements: Fencing, single carport, drive and landscaping. Location: Situated in
Belmore, on western side of Ring St, 2nd lot south of the intersection with Allan Ave. Access: The
property has direct street frontage and vehicular access. Shape: The parcel is a rectangular shaped
internal lot. Topography: Mostly level with the street. Views: Immediate streetscape.
Services/amenities: Standard residential services are connected to the site. Property is in close
proximity to transport and local amenities. Surrounding development: Immediate surrounding
development comprises of medium density residential developments. Environmental Constraints:
None. Planning: Zoned R3 Medium Density Residential under Canterbury LEP 2012 and the current
use is permitted. FSR: 0.50:1. HOB: 8.5m. Circumstances of Sale: The sale is a market transaction
and was sold at auction through a local agent. Relationship to market: considered representative. We
have made the necessary EPA investigations and this property is not known to be contaminated, nor
is it known to have any environmental issues. We assessed the added value of improvements for this
property using our added value of improvements and paired sales analysis. Based on sales evidence
and supported by Core Logic data, a market movement of 0.75 per month has been adopted to bring
ALV from contract date to 01/04/2020. No market movement adopted from 01/04/2020 to 01/07/2020
valuation base date..
Sales Address: 15 PAXTON AVE BELMORE
Analysed Sale ID:
Legal Description: 66/18983
160354
Area: 467 M
Purchase Price:  $1,215,000
Contract Date:
21/09/2019
Analysed land value at current base date:   $998,000
Settlement Date: 08/11/2019
Description/Comments: Improvements: A single storey freestanding brick tile residence, single garage storage at rear, built in
1940s, in good condition. Ancillaries improvements: Fencing, single carport, covered entertaining
area, drive and landscaping. Location: Situated in Belmore, on southern side of Paxton Ave,
approximately 170 metres east of the intersection with Burwood Rd. Access: The property has direct
street frontage and vehicular access. Shape: The parcel is a rectangular shaped internal lot.
Topography: With a gentle cross fall from western boundary. Views: Immediate streetscape.
Services/amenities: Standard residential services are connected to the site. Property is in close
proximity to transport and local amenities. Surrounding development: Immediate surrounding
development comprises of medium density residential developments. Environmental Constraints:
None. Planning: Zoned R3 Medium Density Residential under Canterbury LEP 2012 and the current
use is permitted. FSR: 0.50:1. HOB: 8.5m. Circumstances of Sale: The sale is a market transaction
and was sold at auction through a local agent. Relationship to market: considered representative. We
have made the necessary EPA investigations and this property is not known to be contaminated, nor
is it known to have any environmental issues. We assessed the added value of improvements for this
property using our added value of improvements and paired sales analysis. Based on sales evidence
and supported by Core Logic data, a market movement of 0.75 per month has been adopted to bring
ALV from contract date to 01/04/2020. No market movement adopted from 01/04/2020 to 01/07/2020
valuation base date..
Page 7
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Sales Address: 2 A MICHAEL AVE BELFIELD
Analysed Sale ID:
Legal Description: 2/1129177
161418
Area: 229 M
Purchase Price:  $1,040,000
Contract Date:
02/03/2020
Analysed land value at current base date:   $679,000
Settlement Date: 03/04/2020
Description/Comments: Sale of a semi - detached double storey, double brick and colorbond roofing construction built in the
2000s in good condition with single garage UMR. Located in the suburb of Belfield, in close proximity
to Belmore Boys High School, Campsie local shops, cafe and restaurants and bus stops. Surrounding
development comprises of established single residential dwellings of varying age, character and
quality. The site is a square shape, inside lot, predominately level with no significant views. Southerly
aspect to the street, sealed road with kerb and guttering. Services include all typical urban services
available. The sale was a market sale, sold by Mint Property Agents after approx 27 days on the
market. In relationship to market the sale is considered to be representative. The property is not
known to have any environmental issues. We have made the necessary EPA online investigations
and this property is not known to be contaminated. We assessed the added value of improvements
for this property using our added value of improvements and paired sales. This analysis has been
undertaken without a physical inspection due to restrictions in response to COVID-19. We have had
regard to information available on improvements from other sources (RP Data) to complete the
analysis Based on sales evidence and supported by Core Logic data, a market movement of 0.75 per
month has been adopted to bring ALV from contract date to 01/04/2020. No market movement
adopted from 01/04/2020 to 01/07/2020 valuation base date..
Sales Address: 3 CLARENCE ST BELFIELD
Analysed Sale ID:
Legal Description: 2/206790
161518
Area: 461 M
Purchase Price:  $1,225,000
Contract Date:
15/02/2020
Analysed land value at current base date:   $1,040,000
Settlement Date: 30/03/2020
Description/Comments: Sale of a freestanding single storey rendreed brick and terracotta tile roofing built in the 1960s in fair
condition. Located in the suburb of Belfield, in close proximity to Cooks River local parks and reserves
and bus stops. Surrounding development comprises of established single residential dwellings of
varying age, character and quality. The site is a rectangular shape, inside lot, predominately level with
no significant views. Southerly aspect to the street, sealed road with kerb and guttering. Services
include all typical urban services available. The sale was a market transaction, sold at auction by
Raine Horne - Burwood after approx 27 days on the market. In relationship to market the sale is
considered to be representative. The property is not known to have any environmental issues. We
have made the necessary EPA online investigations and this property is not known to be
contaminated. We assessed the added value of improvements for this property using our added value
of improvements and paired sales. This analysis has been undertaken without a physical inspection
due to restrictions in response to COVID-19. We have had regard to information available on
improvements from other sources (RP Data) to complete the analysisBased on sales evidence and
supported by Core Logic data, a market movement of 0.75 per month has been adopted to bring ALV
from contract date to 01/04/2020. No market movement adopted from 01/04/2020 to 01/07/2020
valuation base date..
Page 8
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Sales Address: 46 BELMORE AVE BELMORE
Analysed Sale ID:
Legal Description: C/307679
162057
Area: 395 M
Purchase Price:  $1,070,000
Contract Date:
07/03/2020
Analysed land value at current base date:   $819,000
Settlement Date: 20/04/2020
Description/Comments: Improvements: A single storey freestanding brick tile residence with single garage at rear, built in
1950s, in good condition. Ancillaries improvements: Fencing, covered entertaining area, shed, drive
and landscaping. Location: Situated in Belmore, on western side of Belmore Ave, 3rd lot south of the
intersection with Lakemba St. Access: The property has direct street frontage and vehicular access.
Shape: The parcel is a rectangular shaped internal lot. Topography: Mostly level with the street.
Views: Immediate streetscape. Services/amenities: Standard residential services are connected to the
site. Property is in close proximity to transport and local amenities. Surrounding development:
Immediate surrounding development comprises of detached residential dwellings, medium density
residential developments as well as light industrial properties to the northern side of Lakemba St.
Environmental Constraints: None. Planning: Zoned R3 Medium Density Residential under Canterbury
LEP 2012 and the current use is permitted. FSR: 0.50:1. HOB: 8.5m. Circumstances of Sale: The sale
is a market transaction and was sold at auction through a local agent. Relationship to market:
considered representative. We have made the necessary EPA investigations and this property is not
known to be contaminated, nor is it known to have any environmental issues. We assessed the added
value of improvements for this property using our added value of improvements and paired sales
analysis. Based on sales evidence and supported by Core Logic data, a market movement of 0.75 per
month has been adopted to bring ALV from contract date to 01/04/2020. No market movement
adopted from 01/04/2020 to 01/07/2020 valuation base date..
Sales Address: 8 CHALMERS ST BELMORE
Analysed Sale ID:
Legal Description: 1/323773
162064
Area: 505 M
Purchase Price:  $830,000
Contract Date:
05/09/2019
Analysed land value at current base date:   $707,000
Settlement Date: 18/10/2019
Description/Comments: Improvements: A single storey freestanding weatherboard iron residence with storage room at rear,
built in 1940s, in fair condition. Ancillaries improvements: Fencing, drive and landscaping. Location:
Situated in Belmore, on southern side of Chalmers St, approximately 100 metres west of the
intersection with Burwood Rd. Access: The property has direct street frontage and vehicular access.
Shape: Slightly irregular shaped internal lot. Topography: Mostly level with the street. Views:
Immediate streetscape. Services/amenities: Standard residential services are connected to the site.
Property is in close proximity to transport and local amenities. Surrounding development: Immediate
surrounding development comprises of detached residential dwellings, medium density residential
developments as well as local centres to the northern side of Canterbury Rd. Environmental
Constraints: None. Planning: Zoned R3 Medium Density Residential under Canterbury LEP 2012 and
the current use is permitted. FSR: 0.50:1. HOB: 8.5m. Circumstances of Sale: The sale is a market
transaction and was sold via private treaty through a local agent. Relationship to market: considered
representative. We have made the necessary EPA investigations and this property is not known to be
contaminated, nor is it known to have any environmental issues. We assessed the added value of
improvements for this property using our added value of improvements and paired sales analysis. To
be clear, no more inspections until further notice, we will keep this under review. Photos used in this
report are found from agent's websites. Based on sales evidence and supported by Core Logic data,
a market movement of 0.75 per month has been adopted to bring ALV from contract date to
01/04/2020. No market movement adopted from 01/04/2020 to 01/07/2020 valuation base date.. DA
DA-1012/2019 submitted for PID 1408708 on 28-Nov-2019: Application Number:DA-1012/2019
Description:Demolition of existing structures and construction of a two storey dwelling with associated
outbuilding Address:8 Chalmers Street, BELMORE NSW 2192 Lodged:28/11/2019 12:00:00 AM
Status:Approved Determined:Approved 9/01/2020 5:00:00 PM Determining Authority:Delegated
Authority. Approved on 09-Jan-2020..
Page 9
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Sales Address: 53 TUDOR ST BELMORE
Analysed Sale ID:
Legal Description: 1/309202
162649
Area: 367 M
Purchase Price:  $910,000
Contract Date:
01/04/2020
Analysed land value at current base date:   $718,000
Settlement Date: 29/06/2020
Description/Comments: Sale of a freestanding single storey brick veneer and terracotta tile roofing dwelling, built in the 1930s
in fair condition. Located in the suburb of Belmore, in close proximity to Belmore train station,
Canterbury Hospital and Clemton Park Village. Surrounding development comprises of established
single residential dwellings of varying age, character and quality. The site is a rectangular shape,
inside lot, falling slightly with a cross slope with no significant views. Easterly aspect to the street,
sealed road with kerb and guttering. Services include all typical urban services available. The sale
was a market sale, sold by LJ Hooker - Belmore after approx 25 days on the market. In relationship to
market the sale is considered to be representative. The property is not known to have any
environmental issues. We have made the necessary EPA online investigations and this property is
not known to be contaminated. We assessed the added value of improvements for this property using
our added value of improvements and paired sales.This analysis has been undertaken without a
physical inspection due to restrictions in response to COVID-19. We have had regard to information
available on improvements from other sources (RP Data) to complete the analysisThis analysis has
been undertaken without a physical inspection due to restrictions in response to COVID-19. We have
had regard to information available on improvements from other sources (RP Data) to complete the
analysis..
Sales Address: 2 EULDA ST BELMORE
Analysed Sale ID:
Legal Description: B/322045
162832
Area: 423 M
Purchase Price:  $1,365,000
Contract Date:
25/03/2020
Analysed land value at current base date:   $837,000
Settlement Date: 06/05/2020
Description/Comments: Sale of a freestanding double storey rendered brick and terracotta tile roofing dwellin with double
garage UMR, built in the 1950s in good condition with well maintained interiors. Located in the suburb
of Belmore, in close proximity to Belmore train station, Lakemaba train station and Hampden Park
Public School. Surrounding development comprises of established single residential dwellings of
varying age, character and quality. The site is a square shape, corner lot, predominately level with no
significant views. Easterly aspect to the street, sealed road with kerb and guttering. Services include
all typical urban services available. The sale was a market transaction, sold at auction by Mint
Property Agents - Belfield after approx 24 days on the market. In relationship to market the sale is
considered to be representative. The property is not known to have any environmental issues. We
have made the necessary EPA online investigations and this property is not known to be
contaminated. We assessed the added value of improvements for this property using our added value
of improvements and paired sales.This analysis has been undertaken without a physical inspection
due to restrictions in response to COVID-19. We have had regard to information available on
improvements from other sources (RP Data) to complete the analysis.Based on sales evidence and
supported by Core Logic data, a market movement of 0.75 per month has been adopted to bring ALV
from contract date to 01/04/2020. No market movement adopted from 01/04/2020 to 01/07/2020
valuation base date..
Sales Address: 28 CLEARY AVE BELMORE
Analysed Sale ID:
Legal Description: 1/113462
163714
Area: 389 M
Purchase Price:  $792,000
Contract Date:
23/04/2020
Analysed land value at current base date:   $672,000
Settlement Date: 04/06/2020
Description/Comments: Sale of a freestanding double brick and terracotta tile roofing dwelling, built in the 1920s in poor
condition. Located in the suburb of Belmore, in close proximity to Belmore train station, Canterbury
Leagues Club and Belmore Oval. Surrounding development comprises of established single
residential dwellings of varying age, character and quality. The site is a rectangular shape, inside lot,
predominately level with no significant views. Easterly aspect to the street, sealed road with kerb and
guttering. Services include all typical urban services available. The sale was a market sale, sold by
Professionals - Belmore after approx 52 days on the market. In relationship to market the sale is
considered to be representative. The property is not known to have any environmental issues. We
have made the necessary EPA online investigations and this property is not known to be
contaminated. We assessed the added value of improvements for this property using our added value
of improvements and paired sales. This analysis has been undertaken without a physical inspection
due to restrictions in response to COVID-19. We have had regard to information available on
improvements from other sources (RP Data) to complete the analysis.
Page 10
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Sales Address: 2 BALTIMORE ST BELFIELD
Analysed Sale ID:
Legal Description: 1/859569
163717
Area: 312 M
Purchase Price:  $950,000
Contract Date:
06/04/2020
Analysed land value at current base date:   $664,000
Settlement Date: 01/06/2020
Description/Comments: Sale of a semi - detached double storey brick and tile roofing dwelling, built in the 1990s in good
condition. Located in the suburb of Belfield, in close proximity to Belmore Boys High School, Belmore
train station and Canterbury Hospital. Surrounding development comprises of established single
residential dwellings of varying age, character and quality. The site is a triangular shape, corner lot,
falling slightly with a cross slope with no significant views. Easterly aspect to the street, sealed road
with kerb and guttering. Services include all typical urban services available. The sale was a market
sale, sold by Mint Property Agents after approx 34 days on the market. In relationship to market the
sale is considered to be representative. The property is not known to have any environmental issues.
We have made the necessary EPA online investigations and this property is not known to be
contaminated. We assessed the added value of improvements for this property using our added value
of improvements and paired sales.This analysis has been undertaken without a physical inspection
due to restrictions in response to COVID-19. We have had regard to information available on
improvements from other sources (RP Data) to complete the analysis.
Sales Address: 4 PAXTON AVE BELMORE
Analysed Sale ID:
Legal Description: 4/18983
164885
Area: 423 M
Purchase Price:  $830,000
Contract Date:
21/09/2019
Analysed land value at current base date:   $805,000
Settlement Date: 15/11/2019
Description/Comments: Sale of a freestanding single storey double brick and terracotta tile roofing dwelling, built in the 1950s
in poor condition. Located in the suburb of Belmore, in close proximity to local shops, public schools
and public transport. Surrounding development comprises established single residential dwellings of
similar age, character and quality as the subject. The site is a rectangular shape, inside lot in an
elevated position with no significant views. Southerly aspect to the street, sealed road with kerb and
guttering. Services include all typical urban services available. The sale was a market sale, sold by
Professionals - Belmore after approx 31 days on the market. In relationship to market the sale is
considered to be representative. The property is not known to have any environmental issues. We
have made the necessary EPA online investigations and this property is not known to be
contaminated. We assessed the added value of improvements for this property using our added value
of improvements and paired sales. This analysis has been undertaken without a physical inspection
due to restrictions in response to COVID-19. We have had regard to information available on
improvements from other sources (RP Data) to complete the analysis Based on sales evidence and
supported by Core Logic data, a market movement of 0.75 per month has been adopted to bring ALV
from contract date to 01/04/2020. No market movement adopted from 01/04/2020 to 01/07/2020
valuation base date..
Sales Address: 3 PAXTON AVE BELMORE
Analysed Sale ID:
Legal Description: 101/18983
164886
Area: 430 M
Purchase Price:  $975,000
Contract Date:
13/11/2019
Analysed land value at current base date:   $944,000
Settlement Date: 06/12/2019
Description/Comments: Sale of a freestanding single storey brick veneer and terracotta tile roofing dwelling, built in the 1950s
in poor condition. Located in the suburb of Belmore, in close proximity to local shops, public schools
and public transport. Surrounding development comprises established single residential dwellings of
similar age, character and quality as the subject. The site is an irregular shape, inside lot, rising
slightly with no significant views. Northerly aspect to the street, sealed road with kerb and guttering.
Services include all typical urban services available. The sale was an off market transaction
considered to have sold within market range. In relationship to market the sale is considered to be
representative. The property is not known to have any environmental issues. We have made the
necessary EPA online investigations and this property is not known to be contaminated. We assessed
the added value of improvements for this property using our added value of improvements and paired
sales. This analysis has been undertaken without a physical inspection due to restrictions in response
to COVID-19. We have had regard to information available on improvements from other sources (RP
Data) to complete the analysis Based on sales evidence and supported by Core Logic data, a market
movement of 0.75 per month has been adopted to bring ALV from contract date to 01/04/2020. No
market movement adopted from 01/04/2020 to 01/07/2020 valuation base date..
Page 11
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Sales Address: 4 ETELA ST BELMORE
Analysed Sale ID:
Legal Description: 43/9377
165764
Area: 651 M
Purchase Price:  $1,050,000
Contract Date:
19/05/2020
Analysed land value at current base date:   $870,000
Settlement Date: 03/07/2020
Description/Comments: Sale of a freestanding single storey rendered brick and terracotta tile roofing dwelling, built in the
1930s in good condition with renovated and well maintained interiors. Located in the suburb of
Belmore, in close proximity to Burwood Rd shopping strip, Belmore train station and approx 15kms
from Sydney CBD. Surrounding development comprises of established single residential dwellings of
varying age, character and quality. The site is a rectangular shape, inside lot,situated within a cul de
sac street, rising slightly with a cross slope with no significant views. Northerly aspect to the street,
sealed road with kerb and guttering. Services include all typical urban services available. The sale
was a market sale, sold by Professionals - Belmore after approx 92 days on the market. In
relationship to market the sale is considered to be representative. The property is not known to have
any environmental issues. We have made the necessary EPA online investigations and this property
is not known to be contaminated. We assessed the added value of improvements for this property
using our added value of improvements and paired sales. This analysis has been undertaken without
a physical inspection due to restrictions in response to COVID-19. We have had regard to information
available on improvements from other sources (RP Data) to complete the analysis.
Sales Address: 29 JAY AVE BELFIELD
Analysed Sale ID:
Legal Description: 1/1257153
166967
Area: 302 M
Purchase Price:  $1,440,000
Contract Date:
21/03/2020
Analysed land value at current base date:   $569,000
Settlement Date: 15/05/2020
Description/Comments: Sale of a semi - detached architecturally designed double brick and metal roofing dwelling with single
garage UMR, covered outdoor alfresco area and good landscaping. Residence was built in the 2010s
in newly built condition. Located in the suburb of Belfield, in close proximity to St Michaels Catholic
Primary School, Belfield local shops and cafes. Surrounding development comprises of established
single residential dwellings of varying age, character and quality. The site is a rectangular shape,
corner lot situated within a cul de sac street, predominately level with no significant views. Southerly
aspect to the street, sealed road with kerb and guttering. Services include all typical urban services
available. The sale was a market transaction, sold at auction by Mayfair Real Estate after approx 27
days on the market. In relationship to market the sale is considered to be representative. The property
is not known to have any environmental issues. We have made the necessary EPA online
investigations and this property is not known to be contaminated. We assessed the added value of
improvements for this property using our added value of improvements and paired sales.Based on
sales evidence and supported by Core Logic data, a market movement of 0.75 per month has been
adopted to bring ALV from contract date to 01/04/2020. No market movement adopted from
01/04/2020 to 01/07/2020 valuation base date.This analysis has been undertaken without a physical
inspection due to restrictions in response to COVID-19. We have had regard to information available
on improvements from other sources (RP Data) to complete the analysis.
Sales Address: 29 SEYMOUR PDE BELFIELD
Analysed Sale ID:
Legal Description: 40/B/9099
166968
Area: 557 M
Purchase Price:  $1,190,000
Contract Date:
21/03/2020
Analysed land value at current base date:   $890,000
Settlement Date: 21/07/2020
Description/Comments: Sale of a freestanding double storey brick veneer and terracotta tile roofing dwelling with detached
double garage, built in the 1920s in fair condition. Located in the suburb of Belfield, in close proximity
to Belmore Boys High School, Belmore train station and local bus stops. Surrounding development
comprises of established single residential dwellings of varying age, character and quality. The site is
a rectangular shape, inside lot, predominately level with a slight Sydney views. Easterly aspect to the
street, sealed road with kerb and guttering. Services include all typical urban services available. The
sale was a market transaction, sold at auction by Mint Property Agents after approx 33 days on the
market. In relationship to market the sale is considered to be representative. The property is not
known to have any environmental issues. We have made the necessary EPA online investigations
and this property is not known to be contaminated. We assessed the added value of improvements
for this property using our added value of improvements and paired sales. Based on sales evidence
and supported by Core Logic data, a market movement of 0.75 per month has been adopted to bring
ALV from contract date to 01/04/2020. No market movement adopted from 01/04/2020 to 01/07/2020
valuation base date.This analysis has been undertaken without a physical inspection due to
restrictions in response to COVID-19. We have had regard to information available on improvements
from other sources (RP Data) to complete the analysis.
Page 12
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Sales Address: 42 MARGARET ST BELFIELD
Analysed Sale ID:
Legal Description: 1/19168
166969
Area: 493 M
Purchase Price:  $1,300,000
Contract Date:
23/07/2020
Analysed land value at current base date:   $1,070,000
Settlement Date: 17/08/2020
Description/Comments: Sale of a freestanding single storey brick veneer and terracotta tile roofing dwelling with double
carport UMR, built in the 1950s in fair condition. Located in the suburb of Belfield, in close proximity to
Belmore Boys High School, Belmore train station and local bus stops. Surrounding development
comprises of established single residential dwellings of varying age, character and quality. The site is
a rectangular shape, inside lot, predominately level with no significant views. Westerly aspect to the
street, sealed road with kerb and guttering. Services include all typical urban services available. The
sale was a market transaction, sold at auction by Mint Property Agents after approx 44 days on the
market. In relationship to market the sale is considered to be representative. The property is not
known to have any environmental issues. We have made the necessary EPA online investigations
and this property is not known to be contaminated. We assessed the added value of improvements
for this property using our added value of improvements and paired sales.This analysis has been
undertaken without a physical inspection due to restrictions in response to COVID-19. We have had
regard to information available on improvements from other sources (RP Data) to complete the
analysis.
Sales Address: 61 PEEL ST BELMORE
Analysed Sale ID:
Legal Description: C/10/312145
166971
Area: 371 M
Purchase Price:  $900,000
Contract Date:
27/06/2020
Analysed land value at current base date:   $634,000
Settlement Date: 31/07/2020
Description/Comments: Sale of a freestanding single storey rendered brick and terracotta tile roofing dwelling with detached
single garage, built in the 1940s in good condition with renovated and well maintained interiors.
Located in the suburb of Belmore, in close proximity to Belmore train station, Canterbury Leagues
Club and St Joseph's Catholic Primary School. Surrounding development comprises of established
single residential dwellings of varying age, character and quality. The site is a rectangular shape,
inside lot. falling slightly with a cross slope with no significant views Easterly aspect to the street,
sealed road with kerb and guttering. Services include all typical urban services available. The sale
was a market transaction, sold at auction by Mint Property Agents after approx 23 days on the
market. In relationship to market the sale is considered to be representative. The property is not
known to have any environmental issues. We have made the necessary EPA online investigations
and this property is not known to be contaminated. We assessed the added value of improvements
for this property using our added value of improvements and paired sales.This analysis has been
undertaken without a physical inspection due to restrictions in response to COVID-19. We have had
regard to information available on improvements from other sources (RP Data) to complete the
analysis.
Sales Address: 12 B FIRST AVE BELFIELD
Analysed Sale ID:
Legal Description: 5/523179
166974
Area: 537 M
Purchase Price:  $950,000
Contract Date:
13/11/2019
Analysed land value at current base date:   $787,000
Settlement Date: 16/12/2019
Description/Comments: Sale of a freestanding single storey timber cladding and concrete tile roofing dwelling with double
carport, detached covered entertainment area, built in the 1960s in fair condition. Located in the
suburb of Belfield, in close proximity to Campsie train station, Campsie local shops and restaurants.
Surrounding development comprises of established single residential dwellings of varying age,
character and quality. The site is a battle-axe shape, rear battle axe lot, predominately level with no
significant views. Easterly aspect to the street, through a Right of Way over the adjoining property.
Services include all typical urban services available. Encumbered by a drainage easement. The sale
was a market sale, sold by Strathfield Partners - Strathfield after approx 114 days on the market. In
relationship to market the sale is considered to be representative. The property is not known to have
any environmental issues. We have made the necessary EPA online investigations and this property
is not known to be contaminated. We assessed the added value of improvements for this property
using our added value of improvements and paired sales.Based on sales evidence and supported by
Core Logic data, a market movement of 0.75 per month has been adopted to bring ALV from contract
date to 01/04/2020. No market movement adopted from 01/04/2020 to 01/07/2020 valuation base
date.This analysis has been undertaken without a physical inspection due to restrictions in response
to COVID-19. We have had regard to information available on improvements from other sources (RP
Data) to complete the analysis.
Page 13
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Sales Address: 12 PARKVIEW AVE BELFIELD
Analysed Sale ID:
Legal Description: 12/204490
167507
Area: 461 M
Purchase Price:  $960,000
Contract Date:
30/09/2019
Analysed land value at current base date:   $906,000
Settlement Date: 11/11/2019
Description/Comments: Sale of a freestanding single storey brick veneer and tile roofing dwelling, built in the 1970s in poor
condition. Located in the suburb of Belfield in close proximity to Harcourt Public School, Campsie train
station and Campsie shops. Surrounding development comprises of established single residential
dwellings of varying age, character and quality. The site is an irregular shape, inside lot, situated
within a cul de sac street, predominately level with no significant views. Westerly aspect to the street,
sealed road with kerb and guttering. Services include all typical urban services available. The sale
was a market sale, sold by Cityview Real Estate after approx 313 days on the market. In relationship
to market the sale is considered to be representative. The property is not known to have any
environmental issues. We have made the necessary EPA online investigations and this property is
not known to be contaminated. We assessed the added value of improvements for this property using
our added value of improvements and paired sales. This analysis has been undertaken without a
physical inspection due to restrictions in response to COVID-19. We have had regard to information
available on improvements from other sources (RP Data) to complete the analysis Based on sales
evidence and supported by Core Logic data, a market movement of 0.75 per month has been
adopted to bring ALV from contract date to 01/04/2020. No market movement adopted from
01/04/2020 to 01/07/2020 valuation base date.This analysis has been undertaken without a physical
inspection due to restrictions in response to COVID-19. We have had regard to information available
on improvements from other sources (RP Data) to complete the analysis.
Sales Address: 5 PASSEY AVE BELMORE
Analysed Sale ID:
Legal Description: 104/18983
167508
Area: 486 M
Purchase Price:  $995,000
Contract Date:
15/07/2020
Analysed land value at current base date:   $918,000
Settlement Date: 02/09/2020
Description/Comments: Sale of a freestanding single storey double brick and terracotta tile roofing dwelling, built in the 1940s
in poor condition. Located in the suburb of Belmore, in close proximity to Belmore local shops and
nearby bus stops. Surrounding development comprises of established single residential dwellings of
varying age, character and quality. The site is a rectangular shape, inside lot, predominately level with
no significant views. Easterly aspect to the street, sealed road with kerb and guttering. Services
include all typical urban services available. The sale was an off market transaction considered to have
sold within market range. In relationship to market the sale is considered to be representative. The
property is not known to have any environmental issues. We have made the necessary EPA online
investigations and this property is not known to be contaminated. We assessed the added value of
improvements for this property using our added value of improvements and paired sales. This
analysis has been undertaken without a physical inspection due to restrictions in response to COVID-
19. We have had regard to information available on improvements from other sources (RP Data) to
complete the analysisThis analysis has been undertaken without a physical inspection due to
restrictions in response to COVID-19. We have had regard to information available on improvements
from other sources (RP Data) to complete the analysis.
Page 14
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Sales to Benchmark Comparison
Benchmark Property Address: ADELAIDE ST BELMORE NSW 2192
Analysed Sale ID
Comparison
160161
Zoned R3 Medium Density Residential. 556 m2 block, situated on Burwood Rd in Belfield.
Adjusted land value of $887,000 or $1,595/m2. Similar lot size and location, therefore the sale
is considered comparable to the benchmark.
166968
Zoned R3 Medium Density Residential. 557 m2 block, situated on Seymour Pde in Belfield.
Adjusted land value of $890,000 or $1,598/m2. Similar lot size, shape and location, therefore
the sale is considered the most comparable to the benchmark.
166974
Zoned R3 Medium Density Residential. 537 m2 block, situated on First Ave in Belfield. Adjusted
land value of $787,000 or $1,466/m2. Similar lot size, location, inferior shape and access,
therefore the sale is considered inferior to the benchmark.
160273
Zoned R3 Medium Density Residential. 467 m2 block, situated on Brande St in Belmore.
Adjusted land value of $908,000 or $1,944/m2. Similar lot size and location, therefore the sale
is considered the most to the benchmark.
160354
Zoned R3 Medium Density Residential. 467 m2 block, situated on Paxton Ave in Belmore.
Adjusted land value of $998,000 or $2,137/m2.Similar lot size, shape with superior frontage,
therefore the sale is considered superior to the benchmark.
166969
Zoned R3 Medium Density Residential. 493 m2 block, situated on Margaret St in Belfield.
Adjusted land value of $1,070,000 or $2,170/m2. Similar lot size, shape with superior frontage,
therefore the sale is considered superior to the benchmark.
Benchmark Property Address: ALLAN AVE BELMORE NSW 2192
Analysed Sale ID
Comparison
160344
Zoned R3 Medium Density Residential. 404 m2 block, situated on Kennedy Ave in Belmore.
Adjusted land value of $795,000 or $1,968/m2. Slightly larger lot size, similar shape and
location, therefore the sale is considered the most comparable to the benchmark.
162057
Zoned R3 Medium Density Residential. 395 m2 block, situated on Belmore Ave in Belmore.
Adjusted land value of $819,000 or $2,073/m2. Similar location and larger lot size, therefore the
sale is considered superior to the benchmark.
163714
Zoned R3 Medium Density Residential. 389 m2 block, situated on Cleary Ave in Belmore.
Adjusted land value of $672,000 or $1,728/m2. Slightly larger lot size similar location, inferior
shape, therefore the sale is considered slightly inferior to the benchmark.
Benchmark Property Address: DINORA ST BELMORE NSW 2192
Analysed Sale ID
Comparison
160273
Zoned R3 Medium Density Residential. 467 m2 block, situated on Brande St in Belmore.
Adjusted land value of $908,000 or $1,944/m2. Similar lot size, location, superior frontage,
therefore the sale is considered superior to the benchmark.
160344
Zoned R3 Medium Density Residential. 404 m2 block, situated on Kennedy Ave in Belmore.
Adjusted land value of $795,000 or $1,968/m2. Smaller lot size, similar shape and location,
therefore the sale is considered the most comparable to the benchmark.
162057
Zoned R3 Medium Density Residential. 395 m2 block, situated on Belmore Ave in Belmore.
Adjusted land value of $819,000 or $2,073/m2. Similar lot size, location, superior frontage,
therefore the sale is considered superior to the benchmark.
Page 15
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Valuation of Benchmark Properties
Benchmark Property Address: ADELAIDE ST BELMORE NSW 2192
Primary/Reference  Reference
Benchmark:
Area:
550.1 M
Previous Base Date and Land Value:
01/07/2019   $801,000
Current Base Date: and Land Value:
01/07/2020   $897,000
Reflected Factor:  1.12
Benchmark Property Address: ADELAIDE ST BELMORE NSW 2192
Primary/Reference  Primary
Benchmark:
Area:
480.6 M
Previous Base Date and Land Value:
01/07/2019   $731,000
Current Base Date: and Land Value:
01/07/2020   $819,000
Reflected Factor:  1.12
Benchmark Property Address: ALLAN AVE BELMORE NSW 2192
Primary/Reference  Reference
Benchmark:
Area:
345.95 M
Previous Base Date and Land Value:
01/07/2019   $662,000
Current Base Date: and Land Value:
01/07/2020   $741,000
Reflected Factor:  1.12
Benchmark Property Address: DINORA ST BELMORE NSW 2192
Primary/Reference  Reference
Benchmark:
Area:
487.83 M
Previous Base Date and Land Value:
01/07/2019   $626,000
Current Base Date: and Land Value:
01/07/2020   $701,000
Reflected Factor:  1.12
Conclusion
This component comprises R3 Medium Density Residential zoned properties located in the suburbs of Belmore, Belfield and
Campsie. The predominant property type in this component are single residential dwellings. There is a mixtures of property
styles and ages within this component with areas of older style character houses and areas 1910s-1960s era brick and
terracotta tile roofing dwellings. Some of the original dwellings have been extended or knocked down and subdivided and
replaced with newly built semi-detached duplex dwellings. The area is well serviced with its proximity to Belmore railway train
station, Campsie railway train station, Campsie local shops/restaurants, Belmore local shops/restaurants, facilities such as
Belfield Bowling Club, Belmore Sportsground and Canterbury Leagues Club, The area has a number of schools including
Belmore Boys High School, Harcourt Public School, local parks and reserves including Rudd Park. The component method of
valuation has been adopted. This methodology is an indexing system of mass valuation involving the grouping of properties
with the same land use zoning and similar attributes such as size, location and amenity. Due to having similar attributes, the
value movements of each property from one year to the next are expected to be similar. As such, individual valuation decisions
are then made to typical properties chosen to represent the component (benchmark properties) in order to derive a Component
Factor. This factor is used to value properties in the component. The benchmark properties have been valued by Direct
Comparison to analysed market sales evidence. A Component Factor of 1.120 has been adopted for the 2020 valuation year.
This factor is supported by comparable sales evidence used to value the benchmark properties. The land values of a limited
number of properties were also individually reviewed and adjusted to enhance consistency and grading of land values. These
adjustments were made to selected properties in various locations including house numbers 4-26 Paxton Ave, this was backed
up from sales evidence and the objection on PID 1433964. Mapping tools have also been used to assist consistency. Any
recent amendments to prior year land values resulting from confirmed Objection decisions/outcomes, have also been reviewed
and considered for the current valuation year. Adjustments to land values have been made where considered necessary.
Objection against the 01/07/2019 land values on PID 1433964, surrounding land values have been checked and adjusted for
2020 with consideration of the objection decision. Objection against the 01/07/2019 land values on PID 1433909, surrounding
land values have been checked and adjusted for 2020 with consideration of the objection decision. Surrounding properties on
Page 16
10/06/2021 12:51


BENCHMARK COMPONENT REPORT
DISTRICT:
258 - CANTERBURY-BANKSTOWN
ZONE:
R3 - Medium Density Residential
COMPONENT:
XMM - R3 SINGLE RES - BELMORE & BELFIELD
BASE DATE:
01/07/2020
PROPERTY ID:
1409610
Passey St, with lot size of 489m2 have also been adjusted to the same land value as PID 1433909. During the 9 month period
from July 2019 to late March 2020, sales in the component indicated that demand and value levels were increasing. Much of
this rise can be attributed to the May 2019 Federal Election results and numerous official interest rate cuts by the Reserve Bank
(from 1.0% in July 2019 down to 0.25% in March 2020). However, during the most recent 3 month period from late March 2020
to 1 July 2020 when the peak of the COVID-19 lock-down took place, reduced sale volumes and lower auction clearance sales
during this period indicated that demand had softened considerably. However, this has not been enough to off-set the
increases in value levels experienced in the preceding 9 month period. The overall effect has been that land values at the 1
July 2020 base date have increased since 1 July 2019. The MVP (Mean Value Price Ratio) statistical requirement has been
met.
Previous Component Factor:
   0.860
Current Component Factor:
   1.120
*** END OF REPORT ***
Page 17
10/06/2021 12:51