Spring Farm at a glance
12,141
People
$1,137,000
Median sale
$755/wk
Median rent
3.45%
Suburb gross yield
Median sale from 75 recorded sales (last 12 months) — a Districts calculation.
NSW › Spring Farm › Belmont Ave
$820,000
Last sold
21 May 2021
3
Bedrooms
2
Bathrooms
2
Car spaces
450 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
Last sold
$820,000
21 May 2021 · derived via latest_sale
Local land rate: recorded House sales in Spring Farm (last 5 years) with land size have a median of $2,637/m² of land (n=101). Districts calculation from recorded sales — not a valuation.
Spring Farm at a glance
12,141
People
$1,137,000
Median sale
$755/wk
Median rent
3.45%
Suburb gross yield
Median sale from 75 recorded sales (last 12 months) — a Districts calculation.
Vs Spring Farm
-27.9%
Median sale
Suburb $1,137,000
+1.34 pp
Gross yield
Suburb 3.45%
Suburb median $1,137,000 from 75 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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
NSWPlanning 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.” NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $755/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. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. 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. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
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
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
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
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Area
Spring Farm at a glance
12,141
People
$1,137,000
Median sale
$755/wk
Median rent
3.45%
Suburb gross yield
Median sale from 75 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by McLaren Real EstateWith its neat frontage and wide drive, 11 Belmont Avenue presents a pleasant presence onto the quiet, peaceful streets of sunny Spring Farm. Within walking distance of nearby shopping and childcare, and just a short drive further to Spring Farm Public School, its central location makes it perfect for growing families. Bright, comfortable, and convenient, this three-bedroom home is exemplary of the quality Spring Farm family living experience.
11 Belmont Avenue opens to a long, central hall, kept presentable and comfortable with its glossy floor tiling and display options, as well as ducted air conditioning and down lights throughout. You’ll find each area in the home to carry a bright, easy-living atmosphere.
The front-facing master bedroom features carpeting, ceiling fan, blinds, and TV wall mount, as well as a walk-in wardrobe and simple ensuite with hose shower head and light/heat/fan combination. The remaining bedrooms, further down, are similarly equipped with double mirrored built-in wardrobes, and are supplied by the main bathroom with its built-in bathtub.
The home really opens up with its open plan kitchen, dining and family room spaces, which functions as the heart of the home for easy inter-family communication. The dining and family areas are spacious and appreciate plenty of natural lighting. The kitchen features a stone top island with pendant lighting, 600mm stovetop, built-in Westinghouse oven, mirrored splashback, and double fridge space with plumbing.
11 Belmont Avenue’s entertainment space is quite exceptional for its house type, and sure to get a lot of use from family and friends. Very spacious, with multiple options for seating and dining arrangements, its cool aesthetic has it feeling classy and relaxed. A unique addition comes in its glass fencing, which allows you to keep pets out in the yard so you and your guests can easily enjoy the alfresco in peace. The yard is easy to maintain, and private.
This lovely property is comfortable and quiet, perfect for any growing family looking to engage in the Spring Farm family experience. Call McLaren Real Estate today to get started.
Other features include:
• Land size – 450 square metres
• Walking distance to shopping, childcare
• Camera security system installed and ready to go, just needs hard drive
• Alarm system connected with garage
• Instant hot water with control panel
• Double remote-controlled garage with interior access
Disclaimer:
All information contained herein is gathered from sources we deem to be reliable. However, we cannot guarantee its accuracy and interested persons should rely on their own enquiries.
Listing description written by Bernard Menassa, McLaren Real Estate — reproduced as published, not verified by Districts.