4 Hughes Street, Andrews Farm SA 5114
4 Hughes Street, Andrews Farm SA 5114
Large 650 m² block | 4-bed family layout | freshly updated throughout | flood overlay flagged | stands out in Andrews Farm
This house carries a genuine edge over much of Andrews Farm’s typical stock. The 650 m² allotment is noticeably larger than the suburb’s common mid-300 m² blocks, and the 267 m² floor area gives it a roomy, established feel that many nearby family homes simply don’t offer. The fresh kitchen, updated bathrooms, new flooring, and full repaint mean a buyer can move in without immediate work, which strengthens its appeal for families wanting a settled, move-in-ready home. With four bedrooms, two bathrooms, and two car spaces, it fits family buyers well, particularly those trading up from smaller entry-level properties in the area. The school catchments and proximity to shopping and local amenities reinforce its practical, everyday convenience, making it a solid choice for owner-occupiers rather than investors.
The flood overlay is the main factor that might temper value, and it should be weighed carefully. While the property sits in a residential zone with no bushfire or heritage constraints, the flood risk could affect insurance costs or future renovation decisions, and some buyers may factor that into their offer. The larger land size and updated condition may support a price premium over smaller or dated homes, but that premium might be capped by the overlay’s perceived risk. Buyers should also consider that the single-level layout and 1992 build, while well-presented, may not command the same interest as newer constructions, so the final price could hinge on how much the updates and block size outweigh those older bones.
|| Comparable Sales: 30 Enterprise Circuit, Andrews Farm sold at $765,000 | Property Price Band: $700,000–$800,000 | Value Drivers: land size, updated condition, flood overlay consideration
Detailed Independent Property Report prepared by PropCred Analyst team for 4 Hughes Street, Andrews Farm SA 5114
Checks found:
Value Risk
2
Liquidity Risk
2
Planning Risk
2
Income Risk
Execution Risk
2
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Market Insight
Andrews Farm, a northern Adelaide suburb, is family-dominated: population grew 8.16% from 2016-2021 and the largest cohort is under nine. Buyers are primarily young working families—81% of owners hold mortgages, average household size is 2.9. Demand is supported by active turnover, with 201 house sales to December 2025. Prices have risen sharply: median house $660,000–$688,000 with annual growth of 14.5–15.7%; units $492,500, up 19.4% over the year. Houses sell in a median 34 days. Rental yields are moderate at 4.5–4.7%, with median weekly rents of $570 (houses) and $480 (units). Future growth drivers include population momentum and consistent sales volumes. Constraints: high mortgage dependence creates rate sensitivity, and affordability is stretched against local incomes. Supply is steady, with 20–27 monthly listings.
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PropCred Estimated Value
Comparable Sales: 30 Enterprise Circuit, Andrews Farm sold at $765,000 | Property Price Band: $700,000–$800,000 | Value Drivers: land size, updated condition, flood overlay consideration
Bedrooms
4
Bathroom
2
Parking
4
Land
650m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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