Lower Plenty at a glance
4,194
People
$1,390,000
Median sale
$574/wk
Median rent
2.15%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
VIC › Lower Plenty › Yarra Hill Cl
4
Bedrooms
2
Bathrooms
4
Car spaces
9,502 m²
Land
Districts View
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
Last sold
No recorded sale price for this property yet.
Local land rate: recorded House sales in Lower Plenty (last 5 years) with land size have a median of $1,324/m² of land (n=55). Districts calculation from recorded sales — not a valuation.
Lower Plenty at a glance
4,194
People
$1,390,000
Median sale
$574/wk
Median rent
2.15%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
ZN
Zone
RURAL CONSERVATION ZONE
RCZ
Jurisdiction
Banyule
Banyule, VIC
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.
The official layer maps a flood zone on this parcel, intersecting about 24% of it (Vicmap Planning, retrieved 1 Sept 2026). Verify the extent against the title before relying on unaffected land.
The official layer maps a bushfire risk zone on this parcel, intersecting about 99.8% of it (Vicmap Planning, retrieved 1 Sept 2026). Verify the extent against the title before relying on unaffected land.
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
VICZoned RURAL CONSERVATION ZONE · RCZ (ZN). Official parcel area about 3,576 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision looks constrained (often the rear or handle of the lot). This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. Funded catalyst catchments are not loaded. A TOD badge is not this product.
24% of the official parcel intersects the loaded flood overlay. Layer: LAND SUBJECT TO INUNDATION OVERLAY. That is a finance, insurance, and rentability screen — distinct from whether the land can be subdivided. It is not a flood certificate or an insurer quote. Flood overlay on a material share of the lot can kill a rear-lot or battleaxe subdivision story. Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Official parcel about 3,576 m² — land size can look like optionality. What reduces it: DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 1; BUSHFIRE MANAGEMENT OVERLAY; DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 2-F; SIGNIFICANT LANDSCAPE OVERLAY - SCHEDULE 1; VEGETATION PROTECTION OVERLAY - SCHEDULE 1; PUBLIC ACQUISITION OVERLAY - PS MAP REF PAO2; ENVIRONMENTAL SIGNIFICANCE OVERLAY - SCHEDULE 1; LAND SUBJECT TO INUNDATION OVERLAY. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack. Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Rental
No advertised rent is recorded. Suburb median rent $574/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. Flood on or flagged for this lot can discount tenant demand versus a dry comparable.
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.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. Net yield / holding costs are not estimated outside NSW without inventing land tax.
Verdict
Districts view
This looks more like a hold-as-is house than a development site. Flood on the lot is the first thing to price.
Detail
Official parcel about 3,576 m² — land size can look like optionality. What reduces it: DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 1; BUSHFIRE MANAGEMENT OVERLAY; DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 2-F; SIGNIFICANT LANDSCAPE OVERLAY - SCHEDULE 1; VEGETATION PROTECTION OVERLAY - SCHEDULE 1; PUBLIC ACQUISITION OVERLAY - PS MAP REF PAO2; ENVIRONMENTAL SIGNIFICANCE OVERLAY - SCHEDULE 1; LAND SUBJECT TO INUNDATION OVERLAY. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack.
Nearby competing dwellings and net yield are still unknown.
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.
4 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned RURAL CONSERVATION ZONE · RCZ (ZN). Official parcel area about 3,576 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision looks constrained (often the rear or handle of the lot). This is a screen, not a planning certificate.
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?
KnownmediumOfficial parcel about 3,576 m² — land size can look like optionality. What reduces it: DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 1; BUSHFIRE MANAGEMENT OVERLAY; DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 2-F; SIGNIFICANT LANDSCAPE OVERLAY - SCHEDULE 1; VEGETATION PROTECTION OVERLAY - SCHEDULE 1; PUBLIC ACQUISITION OVERLAY - PS MAP REF PAO2; ENVIRONMENTAL SIGNIFICANCE OVERLAY - SCHEDULE 1; LAND SUBJECT TO INUNDATION OVERLAY. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack.
Lot-level flood
Knownmedium24% of the official parcel intersects the loaded flood overlay. Layer: LAND SUBJECT TO INUNDATION OVERLAY. That is a finance, insurance, and rentability screen — distinct from whether the land can be subdivided. It is not a flood certificate or an insurer quote.
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownNo DA adapter returned applications 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
Lower Plenty at a glance
4,194
People
$1,390,000
Median sale
$574/wk
Median rent
2.15%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Jellis Craig ElthamJellis Craig. Backing directly onto the Yarra River in one of the most exclusive and picturesque locations you could wish for, this elegant family home set on over 2 acres of beautifully manicured gardens promises an unforgettable lifestyle.
Full of warmth and charm, the fireside lounge room embraces garden views through large windows, accompanied by a formal dining room, and a well-appointed kitchen/meals featuring quality Smeg appliances, and a Miele dishwasher.
The spacious master suite enjoys a garden outlook, natural light, and a private terrace, featuring dual wardrobes, and an ensuite with a clawfoot bathtub. A home office with an open fire and built-in bookshelves completes the ground level, while upstairs has three additional robed bedrooms and a central bathroom.
Immersed in stunning landscaped gardens, the outdoor entertaining areas provide a haven for relaxing or socialising, featuring a versatile billiards room and 3rd toilet, lush lawns, and a covered alfresco zone for year-round enjoyment. Finishing touches include ducted heating, split system air conditioning, hardwood floors, a watering system, a large under-house workshop/storage room, a double garage and a double carport. As a bonus, there are pumping rights from the Yarra River to keep your garden green all year-round!
The home is close to Main River Trail and Westerfolds Park, Heidelberg Golf Club, Montmorency South Primary School, and Eltham High, with proximity to Eltham Village, Templestowe Shopping Centre, and Westfield Doncaster.
Listing description written by Tom Kurtschenko, Jellis Craig Eltham — reproduced as published, not verified by Districts.
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