A Personal Note
From Andrew, Before You Read the Data
Thank you for taking the time to review this report before our appointment.
Many appraisals are based largely on experience and opinion. I prefer to start with market evidence — so you can see exactly how I arrived at the estimate, check every comparable sale yourself, and come to our meeting already informed rather than starting from zero.
What you're looking at is a structural comparison. It measures your home against recent sales using the metrics that drive buyer decisions at the foundational level — land size, floor area, bedroom count, garage spaces, and build year. Nothing subjective. Nothing based on opinion. Just the market evidence.
That is what our in-person appointment is for. When I walk through your home, I'll assess everything this report can't see, and together we'll determine exactly where your property sits within — or above — this range.
The Appraisal Trap — Why Inflated Estimates Cost Vendors MoneyUnderstanding The Report
What This Report Is — And What It Isn't
A Comparative Market Analysis built on hard data. Every figure drawn from verified recent sales within Evanston Gardens and immediately surrounding suburbs.
The methodology is consistent, objective and replicable. You can check every comparable sale yourself — I've linked directly to the source listings where available.
The result is a price range grounded entirely in what the market has demonstrated it will pay for a property of your specification, right now.
Not a formal property valuation under the Valuers Act 2003 (SA). Calculated without consideration of:
- ✗Kitchen and bathroom quality
- ✗Flooring, fixtures and finishes
- ✗Renovations or upgrades
- ✗Solar panels or energy features
- ✗Outdoor entertaining areas
- ✗Landscaping and street appeal
- ✗Overall presentation and styling
Because they cannot be measured remotely. Data can compare land sizes and bedroom counts. It cannot walk through your home and recognise that your kitchen renovation adds $30,000 to buyer appetite.
Think of this report as the market's starting point. My visit is where we determine how far above that starting point your home can go.
Your Property's Potential
The Subject Property
About This Property
Walks into a brand new home and imagines their family living there. Drawn by fresh paint, a modern kitchen, the sense that nothing needs doing. This is an emotional purchase — and a newer build will often grab their attention first.
Looks past the finishes and asks: what is the land worth, what will it be worth in ten years, and does this property give their money room to grow? For this buyer, land size and location are everything.
6 Gibson Street is a four bedroom, two bathroom family home situated in Evanston Gardens. Built in 2015, the home offers 177 square metres of internal living across a well-configured single level floor plan, complete with a double garage, ensuite to the master bedroom, and open plan living zones.
When this home was built in 2015, a 450 square metre allotment was considered modest. Fast forward to 2026 — with land values rising sharply and new estate lots shrinking, 450 square metres now represents a genuinely competitive land size — larger than the majority of properties currently listed and selling in Evanston Gardens and the surrounding suburbs.
Land cannot be manufactured. Once a suburb is established, the blocks do not get bigger. Properties of this specification — four bedrooms, double garage, 450 square metre land — represent the most sought-after price bracket in the area.
The Methodology
How We Arrived at the Number
Every property market contains two distinct types of buyers. The owner-occupier drawn by fresh finishes and move-in appeal. And the investor or astute long-term buyer who asks: what is the land worth, and what will it be worth in ten years?
A newer home on 300 square metres and a 2015 home on 450 square metres are not the same opportunity — and buyers who are guided through that comparison properly will recognise it.
A newer build will often grab more initial attention — I won't pretend otherwise. But my job is to make sure every buyer understands the full picture. Land cannot be manufactured. A well-presented home on a genuinely competitive land holding will attract both buyer types — and a wider buyer pool drives your final price higher.
Analysed
Reviewed
Compared
Each comparable was assessed against five key structural metrics:
Known features and extras have been recorded where disclosed and are shown in the comparable tables below. Fixture quality, interior presentation and styling have been deliberately excluded from the statistical calculations — those factors are assessed in person during my visit.
"The result is a price range grounded entirely in what the market has demonstrated it will pay for a property of this structural specification, in this location, right now."
Market Evidence
Comparable Sales — Evanston Gardens
The following five properties sold within Evanston Gardens in 2026. They represent the most relevant available market evidence for this appraisal. All properties are assessed on structural metrics only — presentation and condition have not been factored into this comparison.
The two properties that most closely match the subject — same 450m² land, 4 bedrooms, 2 car spaces — bracket a range of $720,000 to $851,500. The subject property's 177m² internal floor area sits meaningfully above Evans Crescent (140m²) and below Sears Road (201m²).
The $710,000 results from 29 Gibson Street and 23 Wesley Road represent the market floor — both are 3-bedroom homes on significantly smaller land with single garages. They set a strong base price, not a ceiling.
All 5 Comps
All 5 Comps
Floor
Ceiling
Broader Market Context
Comparable Sales — Adjacent Suburbs
When same-suburb evidence is limited, we look to immediately surrounding suburbs within the same buyer catchment area. Buyers searching Evanston Gardens are simultaneously considering Evanston South, Hillier and Willaston — all served by the same transport links, schools and daily amenities. These three sales all occurred in 2026 and are directly relevant to understanding where the broader regional market sits.
Both Holloway Crescent and Hibbard Drive achieved results above $790,000 despite sitting on significantly less land than the subject property — 375 to 377 square metres compared to 450 square metres. Importantly, both featured solar panels and ducted heating and cooling systems which contributed to their strong results.
The subject property's additional 73 to 75 square metres of land is a genuine and measurable structural advantage over both. If the subject property features comparable extras — solar, ducted systems, quality finishes — those results become highly relevant benchmarks for the upper end of this range.
Current Market
What Buyers Are Seeing Right Now
At the time this report was prepared, two properties within Evanston Gardens were actively listed and competing for the same buyer pool. Buyers compare before they commit — understanding what else is available right now is essential to positioning your price correctly.
22 Gibson Street is a 2022 build — seven years newer than the subject property — with ducted reverse cycle air conditioning, a 6.8 kilowatt solar system, two living areas, and a fully fenced yard. Despite all of those features it is asking $725,000 to $775,000 on 375 square metres of land.
3 Hicks Street is asking $749,500 with fewer disclosed features and the same 375 square metre land holding.
The subject property at 450 square metres of land and 177 square metres of internal floor area is structurally superior to both active listings on the two metrics that matter most to buyers. That advantage must be reflected in the pricing strategy.
The Analysis
How Your Property Compares — The Numbers
With eight comparable sales and two active listings assessed, here is where the data places 6 Gibson Street within the current Evanston Gardens market.
Your property's internal area of 177 square metres positions it proportionally between the two closest structurally matched comparable sales — both on identical 450 square metre land with the same bedroom and garage configuration.
Your property sits approximately 60% of the way between Evans Crescent and Sears Road by floor area. Applying this proportionally to the price gap produces a raw interpolated figure of approximately $799,000.
This is adjusted to approximately $780,000 to account for the rumpus room and premium presentation at Sears Road — features not present in this structural baseline. Any presentation improvements identified during my inspection could close that gap further.
Strengths & Considerations
Where This Property Stands
An honest assessment of the structural advantages and the factors buyers will weigh up when comparing this property against the available alternatives.
Largest land in the entire dataset at 450m² — exceeds all adjacent suburb comparable sales by 73 to 98 square metres and both active listings by 75 square metres
Largest internal floor area of all currently active listings — 27 to 37 square metres more than both 22 Gibson Street and 3 Hicks Street
Land advantage over the $790,000+ results — Holloway Crescent and Hibbard Drive both achieved above $790,000 on just 375 to 377 square metres. Your 450 square metres is a measurable and marketable advantage over both
Active competition is priced lower on inferior specifications — the two current listings are asking $725,000 to $750,000 on less land, less floor area, and fewer disclosed features
The $710,000 floor is set by significantly weaker properties — both sold at $710,000 were 3-bedroom homes on 270 to 300 square metres with single garages. They do not represent a realistic downside for this property
Build year 2015 is older than some comparables including 14 Hibbard Drive (2021), 22 Gibson Street (2022) and 29 Gibson Street (2022) — newer construction can attract a modest premium from some buyers
No rumpus room or dedicated study — both were features in the two highest-achieving comparable sales and contributed to those results
6 Sears Road at $851,500 is an aspirational reference point, not a direct benchmark — its larger floor plan, additional rumpus room and premium tiled presentation place it in a different tier
22 Gibson Street is a newer build with solar and ducted systems — if the subject property does not have comparable features, some buyers may perceive it as less turnkey despite its larger land and floor area
A buyer who values move-in condition and a contemporary finish may initially favour 22 Gibson Street despite its smaller land holding. That preference is real and legitimate — newer fixtures, fresher paint, and the sense that nothing needs doing is a genuine drawcard for a section of the market.
My job during the campaign is to make sure every buyer understands what they are trading away — 75 square metres of land they can never get back — and what that means for the long-term value of their purchase.
The Estimate
Preliminary Market Estimate
This estimate has been determined on the basis of structural and statistical analysis of eight comparable sales and two active listings across Evanston Gardens and surrounding suburbs. It does not yet reflect your property's presentation, fixtures, fittings, improvements or condition — all of which will be assessed during Andrew's in-person visit.
A well-presented, well-marketed property of this specification in the current Evanston Gardens market should comfortably achieve within this range. The mid-point of $780,000 represents the data-supported anchor point. A strong marketing campaign, quality presentation, and active buyer competition could see a result toward or beyond the upper end of this range.
This is the data-driven baseline. It does not yet reflect your property's presentation, fixtures, fittings, improvements or condition. All of those factors will be assessed during Andrew's in-person visit and will inform the final recommended sale price.
The Estimate
Preliminary Market Estimate
This estimate has been determined on the basis of structural and statistical analysis of eight comparable sales and two active listings across Evanston Gardens and surrounding suburbs. It does not yet reflect your property's presentation, fixtures, fittings, improvements or condition — all of which I will assess during my in-person visit.
A well-presented, well-marketed property of this specification in the current Evanston Gardens market should comfortably achieve within this range. The mid-point of $780,000 represents the data-supported anchor point. A strong marketing campaign, quality presentation, and active buyer competition could see a result toward or beyond the upper end of this range.
This is the data-driven baseline. It does not yet reflect your property's presentation, fixtures, fittings, improvements or condition. All of those factors will be assessed when I visit in person and will inform the final recommended sale price.
Your Next Step
The In-Person Consultation
You've seen the data. Now comes the part that no report can do for you. When I visit your property I will assess everything this report cannot see — the quality of your finishes, the condition of your fixtures, the appeal of your outdoor spaces, and the overall presentation that buyers will experience on inspection day.
Walk through the property together with you
Assess presentation, condition and all improvement features individually
Identify anything that could be done before going to market to maximise your result
Discuss your ideal selling timeframe and what that means for your strategy
Review marketing options and what works specifically in this suburb right now
Refine the estimated selling range based on everything I see in person
Explain exactly how I will position and protect your price with buyers
Answer every question you have about the selling process from start to settlement
Give you a clear picture of your net proceeds after my 1.5% commission — with no hidden fees
My visit is not about pressuring you into selling. It is about assessing the features this report cannot measure and answering any questions you have about the market, timing, pricing strategy and the selling process. Whether you decide to sell next month, next year, or simply want information — the advice is yours to keep.
If you have any questions before we meet, call me directly. And if someone you know is thinking about selling — I'm always happy to have a conversation, no obligation.
Before We Meet
Make The Most Of Our Appointment
Before I arrive, here are three resources that will help you walk into our consultation fully informed and ready to make confident decisions.
Important Information
This report has been prepared by Gawler East Real Estate as a Comparative Market Analysis for appraisal and informational purposes only. It does not constitute a formal property valuation as defined under the Valuers Act 2003 (SA) and should not be relied upon as such.
All comparable sale data has been sourced from publicly available platforms including realestate.com.au and PropTrack. Gawler East Real Estate has not independently verified the accuracy of third-party data and accepts no liability for decisions made on the basis of this report. All figures are approximate and subject to change as the market evolves.
Prospective vendors are encouraged to seek independent advice before committing to a sale price, auction reserve or marketing strategy.
Servicing Evanston Gardens, Evanston South, Hillier, Willaston, Gawler East, Gawler and all surrounding suburbs.
