Plenty at a glance
2,632
People
$1,240,000
Median sale
$641/wk
Median rent
2.69%
Suburb gross yield
Median sale from 9 recorded sales (last 12 months) — a Districts calculation.
VIC › Plenty › Thornbill Dr
$1,452,000
Last sold
3 Nov 2025
0
Bedrooms
0
Bathrooms
0
Car spaces
4,835 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
$1,452,000
3 Nov 2025 · derived via latest_sale
Local land rate: recorded Land sales in Plenty (last 5 years) with land size have a median of $267/m² of land (n=5). Districts calculation from recorded sales — not a valuation.
Plenty at a glance
2,632
People
$1,240,000
Median sale
$641/wk
Median rent
2.69%
Suburb gross yield
Median sale from 9 recorded sales (last 12 months) — a Districts calculation.
Vs Plenty
+17.1%
Median sale
Suburb $1,240,000
-0.39 pp
Gross yield
Suburb 2.69%
Suburb median $1,240,000 from 9 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
ZN
Zone
LOW DENSITY RESIDENTIAL ZONE
LDRZ
Jurisdiction
Nillumbik
Nillumbik, 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.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
The official layer maps a bushfire risk zone on this parcel, intersecting about 99.8% of it (Vicmap Planning, retrieved 31 Aug 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 LOW DENSITY RESIDENTIAL ZONE · LDRZ (ZN). Official parcel area about 4,837 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. 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.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Official parcel about 4,837 m² — land size can look like optionality. What reduces it: DEVELOPMENT PLAN OVERLAY - SCHEDULE 4; BUSHFIRE MANAGEMENT OVERLAY; DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 4. 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 $641/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.
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
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.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned LOW DENSITY RESIDENTIAL ZONE · LDRZ (ZN). Official parcel area about 4,837 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. 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?
KnownlowOfficial parcel about 4,837 m² — land size can look like optionality. What reduces it: DEVELOPMENT PLAN OVERLAY - SCHEDULE 4; BUSHFIRE MANAGEMENT OVERLAY; DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 4. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. 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
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
Plenty at a glance
2,632
People
$1,240,000
Median sale
$641/wk
Median rent
2.69%
Suburb gross yield
Median sale from 9 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Bombay Real EstateOverview:
Situated in the esteemed Plenty precinct within the Bay of Plenty region, 11Thornbill Drive presents an exceptional opportunity to acquire a substantial 4835m² (approximately) vacant allotment. This prime parcel of land, situated in a highly sought-after residential enclave, presents prospective buyers with the rare opportunity to create a bespoke residence tailored to their exact specifications, subject to council approval (STCA).
Key Features
Expansive Land Area: Encompassing approximately 4835m², this flat and cleared block provides ample space for a custom-designed home, complemented by potential features such as landscaped gardens, a swimming pool, a tennis court, or a spacious garage (STCA).
Development-Ready Infrastructure: The allotment is fully prepared for construction. Frontage to a sealed road, and established footpaths with a crossover ensure a streamlined building process, minimizing additional costs and delays.
Prestigious Location: Positioned in a tranquil yet well-connected pocket of Plenty, the property offers the serenity of a generous landholding while maintaining proximity to renowned educational institutions, prominent shopping precincts, and efficient public transport links, including a nearby train station.
Unparalleled Flexibility: As a blank canvas, this allotment empowers buyers to collaborate with their chosen architect and builder to design a residence that aligns with their vision, whether it be a contemporary architectural masterpiece or a timeless family estate (STCA).
Opportunity:
11 Thornbill Drive represents a rare and prestigious offering in the Plenty region, where expansive, development-ready allotments are increasingly scarce. This property combines the benefits of a serene, spacious setting with the convenience of urban accessibility, making it an ideal foundation for a distinguished lifestyle. Whether envisioning a private sanctuary or a sophisticated family home, this allotment provides the scope to realize your aspirations.
For further details or to arrange an inspection, don't hesitate to get in touch with Param Singh at 0433 420 673. Secure this exceptional opportunity to create your legacy in one of Plenty's most coveted locales.
Due diligence checklist - for home and residential property buyers -
http://www.consumer.vic.gov.au/duediligencechecklist
Listing description written by Jessica Kaur, Bombay Real Estate — reproduced as published, not verified by Districts.