Croydon North at a glance
8,313
People
$1,001,750
Median sale
$622/wk
Median rent
3.23%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
VIC › Croydon North › Panorama Dr
$549,000
For sale
Asking
0
Bedrooms
0
Bathrooms
0
Car spaces
500 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
$549,000
Asking · $1,098/m² of land
No recorded sale for this property.
Croydon North at a glance
8,313
People
$1,001,750
Median sale
$622/wk
Median rent
3.23%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
Vs Croydon North
-45.2%
Median sale
Suburb $1,001,750
+2.66 pp
Gross yield
Suburb 3.23%
Suburb median $1,001,750 from 18 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$33,099 on top of the price (6.0% 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.
Pre-filled with Croydon North'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 $622/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. No recorded off-street parking — often a discount versus the suburb median for the same beds.
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 5.9%. 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
Croydon North at a glance
8,313
People
$1,001,750
Median sale
$622/wk
Median rent
3.23%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by SaleByHomeOwner.com.auPlease submit an email enquiry via this website for all property enquiries - search '10.land' in browser
Download the full plans and renders at 10a.land. Private sale — we're here to have a genuine conversation about making this work for you.
The hardest, slowest and most frustrating part of building is already done. This north-facing block in Croydon North comes with council-approved plans and the site works completed, cut, drained, retained and serviced, so your builder can be pricing within weeks, not next year.
A note from the owners. We retrofitted our own home next door to Passive House standard, and when our block was large enough to subdivide responsibly, we didn't want to hand the lot to a project builder and watch another fifty-year volume home go up beside us. So we did the hard design groundwork properly. We will be your neighbours for a long time, so we will be honest: by investing in the design first, we are quietly hoping to find a household that values what we value, how a home performs, how it sits on the land, how it ages, and what it asks of the planet. If that is you, the parts of the build that exhaust most people are already done. The right choice, made easy.
Two ways to build, both included:
1. A council-approved, ready-to-build high-performance home: 5 bedrooms, 2 bathrooms, split-level, approx 220sqm, with open-plan living, a 15sqm deck, generous storage and a double garage. North-facing solar roof, double glazing, 5,000L water tanks plumbed for greywater recycling, a permeable driveway and indigenous, water-wise landscaping. Planning Permit M/2021/1020 was issued by Maroondah Council in January 2022, so you can apply for a building permit and start within weeks.
2. Take it further with a Passive House concept: 5 bedrooms, 2 bathrooms over two storeys, approx 235sqm. Triple glazing, sub-1 ACH airtightness, R6+ walls and R8+ roof, mechanical ventilation with heat recovery and HEPA filtration, and integrated solar, designed to hold 20 to 25 degrees year-round with almost no active heating or cooling, and energy bills up to 90% below a standard new build. We designed it to build at approx $4,250 per square metre, around 30% below typical Passive House costs. Concept stage only; we can introduce the specialist Passive House architects to take it through approval.
What's already done on the block, more than $167,000 of work:
- Architectural design (approved home + Passive House concept): $41,735
- Surveying, building consultancy and council fees: $7,657
- Site cut, earthworks, retaining walls and stormwater drainage to the legal point of discharge: $57,090
- Services to the block (water connected; sewer point, power, gas and NBN provisioned): $25,626
- Vehicle crossover rebuilt to council standard and approx 165sqm permeable paving: $34,967
- Total: $167,075, plus an estimated 6 to 12 months saved. Full itemised breakdown available.
The block: approximately 500sqm, north-facing, Residential 1 Zone with no overlays.
The street is quiet and genuinely safe, the kind where kids still move between yards, and neighbours have been here 20+ years. Yarra Road Primary is a one-minute walk; Luther College, Croydon Hills Primary and Yarra Valley Grammar are all within about five kilometres; Candlebark Lake reserve is ten minutes through bushland. We have an established edible garden, fruit trees and compost next door, and are happy to help set the same up at 10A. The bus is a minute away, Croydon Station six minutes, the Warburton Trail fourteen minutes, EastLink ten. Both homes are solar-ready and EV-ready. Whoever takes 10A becomes, for us, the first chapter of a street we are slowly hoping to build.
See the full plans, renders and the itemised list of completed works at 10a.land. Private sale, happy to have a genuine conversation about making it work.
Full notes on Design, planning and site works already completed 10A Panorama Drive, Croydon North
Before a buyer breaks ground, this block already has the following completed and paid for, work most buyers must fund, wait out and project-manage themselves.
Architectural design
- Approved home design with full working drawings: $35,751
- Passive House concept design: $5,984
- Subtotal: $41,735
Professional fees & approvals
- Building consultancy & certification: $5,115
- Land surveying (drainage & driveway set-out): $2,068
- Maroondah City Council application fees: $474
- Subtotal: $7,657
Site preparation, earthworks & drainage
- Site clearing & establishment - tree protection zones, dilapidation report, permitted clearing: $10,175
- Demolition & site cut to design levels (building platform prepared): $17,600
- Retaining walls per approved design: $4,180
- Retention / stormwater drainage connected to legal point of discharge: $25,135
- Subtotal: $57,090
Services connected
- Water - meter & line to the block: $5,786
- Sewer - connection point provided & authority plan updated: $3,135
- NBN, electrical conduits & gas provisioning: $7,425
- Electrical meter box, authority application & certification¹: $9,280
- Subtotal: $25,626
Access & surfaces
- Vehicle crossover removed & rebuilt to council standard (MCC-50): $6,567
- Permeable paving - approx 165m² supplied & laid: $28,400
- Subtotal: $34,967
Total completed work attributable to the block: $167,075
Plus an estimated 6 to 12 months of planning and construction time already behind you.
¹ Common-property infrastructure shared with the adjoining lot; included because the block relies on it.
Total documented project spend $174,708.10, less $7,633.10 of works specific to the retained existing dwelling (Lot 1): power changeover, fencing, greywater .
Property Code: 1289
Listing description written by Sale By Home Owner, SaleByHomeOwner.com.au — reproduced as published, not verified by Districts.