Manor Lakes at a glance
15,798
People
$657,389
Median sale
$471/wk
Median rent
3.73%
Suburb gross yield
Median sale from 160 recorded sales (last 12 months) — a Districts calculation.
VIC › Manor Lakes › Orvalia Rd
$649,900–$669,900
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
448 m²
Land
Districts View
No upside evidence detected in the data Districts holds for this lot.
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Asking
$649,900–$669,900
Asking range · $1,451/m² of land
No recorded sale for this property.
Manor Lakes at a glance
15,798
People
$657,389
Median sale
$471/wk
Median rent
3.73%
Suburb gross yield
Median sale from 160 recorded sales (last 12 months) — a Districts calculation.
Vs Manor Lakes
-1.1%
Median sale
Suburb $657,389
+0.04 pp
Gross yield
Suburb 3.73%
Suburb median $657,389 from 160 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$39,387 on top of the price (6.1% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Victoria schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Based on the low end of the asking range, not a contract price.
Pre-filled with Manor Lakes's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
Planning
Planning data is being calculated
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
VICPlanning layers have not been retrieved for this property yet. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Rental
No advertised rent is recorded. Suburb median rent $471/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. Victoria has no public statewide property-level DA API. Nearby pipeline is unknown. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Gross yield if leased at the suburb aggregate is 3.8%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. Net yield / holding costs are not estimated outside NSW without inventing land tax.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
1 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownVictoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownDevelopment applications have not been queried for this parcel.
Statutory land value versus ask
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Manor Lakes at a glance
15,798
People
$657,389
Median sale
$471/wk
Median rent
3.73%
Suburb gross yield
Median sale from 160 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Epic Real Estate AgencyEpic Real Estate proudly presents 10 Orvalia Road, Manor Lakes – a beautifully maintained family home offering space, comfort, and an unbeatable lifestyle opportunity in one of Manor Lakes' most convenient locations.
Set on a generous 448m² (approx.) allotment, this impressive residence features four spacious bedrooms, two well-appointed bathrooms, and a double remote garage. Designed for modern family living, the home boasts a separate living area at the front, providing the perfect retreat for relaxation, a home office, or a children's playroom.
The heart of the home is the light-filled open-plan kitchen, dining, and family area, creating a seam Step outside and enjoy the covered alfresco area, perfect for entertaining family and friends. The home also offers a substantial front yard, providing plenty of space for children to play, additional parking options, or simply enhancing the home's street appeal.less flow for everyday living and entertaining. The well-equipped kitchen offers ample storage and bench space, making it ideal for growing families.
Positioned in a highly sought-after pocket of Manor Lakes, this home enjoys exceptional access to local amenities. Families will appreciate being within close proximity to Ngarri Primary School, Manor Lakes P-12 College, childcare facilities, local parks, playgrounds, and recreational reserves. Commuters will benefit from easy access to Wyndham Vale Train Station, while Manor Lakes Central Shopping Centre, cafes, restaurants, medical centres, and everyday conveniences are all just moments away. Easy freeway access further enhances connectivity to Melbourne CBD and surrounding suburbs.
Property Features:
Four spacious bedrooms
• Master bedroom with ensuite and walk-in robe
• Separate front living room
• Open-plan kitchen, meals, and family area
• Split-system air conditioning in all bedrooms and living area
• Covered alfresco for year-round entertaining
• 6.6 KW solar panel system helps reduce energy costs and supports sustainable living.
• Large front yard with excellent street appeal
Generous 448m² (approx.) allotment
• Conveniently located close to Ngarri Primary School, Aspire Early Education & Kindergarten, and Manor Lakes North Reserve.
• Excellent educational options nearby, including Wyndham Christian College, Manor Lakes P-12 College, and the future MacKillop College.
• Minutes from Manor Lakes Central Shopping Centre, cafes, medical facilities, Bunnings Warehouse, and the upcoming Harvey Norman precinct.
• Easy access to Wyndham Vale Train Station, Ison Road, Ballan Road, and major arterial roads, making commuting a breeze.
• Surrounded by family-friendly parks, playgrounds, walking tracks, and open green spaces, offering an active and enjoyable lifestyle for the whole family.
• Positioned in one of Manor Lakes' fastest-growing and most sought-after pockets, providing exceptional convenience and long-term appeal for families and investors alike.
Whether you're a first-home buyer, growing family, or astute investor, this outstanding property presents an opportunity not to be missed.
Contact GK Popli on 0469342170 and the team at Epic Real Estate today to arrange your inspection.
Note: Images are for illustration purposes only. prospective purchasers are advised to conduct their own enquiries and inspections to verify all information provided.
Disclaimer: Epic Real Estate has taken every precaution to ensure the information contained herein is true and accurate; however, accepts no responsibility and disclaims all liability in respect to any errors, omissions, inaccuracies, or misstatements that may occur. Prospective purchasers should make their own enquiries to verify the information contained herein.
Listing description written by G K Popli, Epic Real Estate Agency — reproduced as published, not verified by Districts.
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