Every section names its source.
SOURCE: SAPPA CADASTRAL PARCELS (PLANSA), QUERIED LIVE · DRAWN BY PROPERTYFLAGS · MAP GEOMETRY, NOT A SURVEY: PLAN DIMENSIONS PREVAIL
16 checks ran against official registers. How to read the flags: the three colours are a prioritised checklist, not a rating. Red means check this point first: an official register has an entry here, and the next step is to confirm what it means with the authority that keeps that register, or through your conveyancer. A red flag describes a register entry, not the property itself; entries can be broad, provisional or apply to only part of a property, and only the source can confirm how one applies to you. Yellow means worth reviewing in its section below. Green means the register we checked returned no entry for this location, which is evidence, not a guarantee.
The colours set your reading order; they do not judge the property. Flags are a count of findings to review, never a score and never a verdict; this report makes no recommendation for or against any decision, and what you do with a finding always stays with you and your advisers. If a source does not respond it is shown as unavailable, never as green.
Think a finding is wrong? Email hello@propertyflags.com.au with the address and the finding. We re-run the checks against the official sources, and if this report does not match what the sources say we issue a corrected report at no charge.
Every row has a detailed section below with the evidence, what to do about it, and the official source. Major and minor checks count equally here.
An AI reads every section below and writes this summary for you, in plain English, in the order that actually matters for your decision. It doesn't add facts, it only explains the ones already sourced below.
The Regulated and Significant Tree Overlay means removing or pruning larger trees on this lot can need approval, a cost and constraint if you're planning to clear or extend.
A Historic Area Overlay applies to this pocket: new development must respect the established streetscape, which protects the look of the street but also constrains what you can change.
Areas identified as having a hazard factor (Z) of 0.11 or less. Adelaide is Australia's most earthquake-prone capital, and this factor feeds the structural standard (AS 1170.4) that new buildings and major renovations here must be designed to. Mostly relevant if you plan to build, but worth knowing for older, unreinforced masonry homes.
No active quarry, extractive lease or private mine within 3 km.
EN · Established Neighbourhood. South Australia runs one statewide rulebook (the Planning and Design Code), so this zone means the same thing across the state, and the exact numbers that apply to this lot are mapped as Technical and Numeric Variations (below), not buried in a council document.
These are the state's own plain-English numbers for this exact spot: what a developer next door is (and isn't) allowed to build, and what you could build here. A "9m / 2 levels" street is a very different promise from "no prescribed height limit".
Height: the mapped ceiling on this lot is 1 level (“Maximum building height is 1 level”). It caps what you could build here, and equally what a developer on the same control next door could.
Site coverage: buildings can cover at most 50% of the site: on this ~1,033 m² lot that is a footprint of roughly 517 m², before any other rule bites.
Site area & subdivision: the code's mapped minimum here is 600 m² (“Minimum site area for a detached dwelling is 600 sqm”). This lot measures ~1,033 m² from the mapped boundary, about 1.7× that minimum, so it does not clear the size arithmetic for a straight two-lot split.
Frontage: the code asks for at least 18 m (“Minimum frontage for a detached dwelling is 18m”). This lot's street edge on Winchester Street measures ~45 m from map geometry. That is an estimate from the cadastral map, not a survey (corner lots and battle-axe blocks read wide), so confirm the true frontage on the title plan.
Where a control has no mapped number on this lot (a height in metres, or setbacks, for example), that is not "no limit": the zone's written rules in the Planning and Design Code still apply; they just aren't expressed as a mapped number for this parcel.
Fibre to the Node: fibre stops at a street cabinet and the run to the home is old copper; attainable speed depends heavily on copper distance and varies house by house.
Snapshot vintage: this comes from the Australian Government's official July 2020 technology map (this area ready for service 21/10/2019). nbn's fibre-upgrade program has since moved many FTTN/FTTC addresses to full fibre. Treat it as the baseline and check today's status for this exact address at nbn.com.au (free, takes a minute).
Copper-tail addresses are the NBN lottery: two houses on the same street can get very different maximum speeds. Ask the current occupants what speed they actually get, or ask the real estate agent for the address's attainable-speed check.
These are transmitter sites from the national licence register, a proximity signal, not a coverage map: terrain, building materials and indoor position all change real signal. "5G mid-band" means a 3.5 GHz (5G-only spectrum) transmitter is licensed at that site, the band behind 5G's speed claims; its reach is shorter than 4G bands, so distance matters more. The only test that counts is your own phone at the inspection, in the rooms you'll actually use.
Straight-line 3443 m. Walking distance is more like ~4480 m (estimated with a typical ×1.3 street-network factor, not a routed path).
These are shortcuts: each number is pulled from a full section further down, where you'll find the detail behind it, the source, and the fine print.
A renter-heavy, young-professional area feels very different day-to-day from an owner-occupied family one.
This address is inside the zones of 2 zoned government schools. Living in the zone gives enrolment priority at these schools (2024 school year boundaries, SA Department for Education).
⚠ Zone boundaries are street-level: an address a few doors away can fall outside. If a particular school matters to your decision, confirm this exact address with the department or the school before you commit.
NQS (National Quality Standard) ratings from the ACECQA (Australian Children's Education & Care Quality Authority) national register: Exceeding is above the standard, Meeting is at it, Working Towards is below.
Women's and Children's Hospital · ~2.8 km away in a straight line: the nearest PUBLIC hospital reporting emergency-department activity to the AIHW (Australian Institute of Health and Welfare); private hospitals and hospitals without an ED are deliberately excluded, so it may be further than the closest hospital of any kind.
~29.7% of St Peters is under tree cover. Genuinely leafy for Adelaide: cooler summers and an established streetscape. Suburb-wide figure from the 2022 metropolitan Adelaide canopy survey (DEW): the whole suburb, not this exact street.
Not inside a mapped urban heat island patch: this address is inside the 2022 study area but outside its mapped patches (which cover roughly a quarter of metropolitan Adelaide), a genuinely cooler-reading pocket in that survey, not missing data.
Where this area is heading: on the state's own projections, this pocket is set for steady growth. Growth cuts both ways: more services, transport and buyers over time, and also construction years, denser streets and changing streetscapes.
The ABS area covering this address (St Peters - Marden) is projected to go from 13,643 residents (2021) to 14,963 by 2041 (14,742 by 2031). What gets funded tends to follow where people are added.
Generated from this report's findings. Take them to the inspection. An agent must not knowingly mislead you, so direct questions on the record are worth asking.
"Exchange" is the legal moment you and the seller swap signed contracts and the sale becomes binding. Everything below is worth doing before that point, while the decision is still fully yours. Generated from this report's findings. This is a preparation list, not legal or financial advice: the professionals it points to are the ones who advise.
Zoning & Technical and Numeric Variations (Planning and Design Code) · Hazard overlays (flood, bushfire, acid sulfate soils, future road widening, groundwater prohibition) · Heritage & character overlays (state/local heritage places, historic & character areas) · Earthquake hazard zone · Mining tenements & quarries (SARIG) · Section 83A groundwater contamination notifications · Cadastral parcel, title reference & lot geometry · High-voltage transmission lines (within 120 m) · Adelaide Airport ANEF aircraft-noise contours · Adelaide Metro stops & DIT state-road proximity · Environment and Food Production Area boundary · Development applications (PDI Act and older Development Act): SAPPA polygons.
Lot slope & rise (computed from Geoscience Australia's live elevation samples, not a separate source, so it doesn't go stale on its own) · Development potential pre-test (computed from the live TNV numbers and lot geometry above, not a separate source) · Sun angles & day length (standard solar-position formulas (NOAA), not a data query).
Crime figures (SAPOL) (2026-07-19) · Tree canopy (DEW, 2022 survey) (2026-07-27) · Summer surface heat (DEW, 2022 survey) (2026-07-27) · School zones (SA Dept for Education, 2024 school year) (2026-07-27) · Named heritage places dataset (2026-07-27) · Childcare centres & NQS ratings (2026-07-27) · Adelaide Metro bus & tram routes (2026-07-27) · Mobile base stations (ACMA) (2026-07-27) · Emergency departments (AIHW) (2026-07-20) · Population projections (Plan SA) (2026-07-29).
Neighbourhood demographics are the 2021 ABS Census (queried live, but the figures describe 2021; the next Census runs August 2026).
Walking distances (×1.3 street-network factor) · lot slope and ground level from a ~30 m national elevation grid · street-frontage width and direction from cadastral map geometry · mobile base-station proximity (not coverage) · NBN technology from the official July 2020 map (nbn's live checker was unreachable this run; re-check at nbn.com.au).
Coverage this run: every source we query responded: no section is missing from this report.