Epping at a glance
35,158
People
$807,000
Median sale
$516/wk
Median rent
3.32%
Suburb gross yield
Median sale from 11 recorded sales (last 24 months) — a Districts calculation.
VIC › Epping › Hickory Pl
$719,900
For sale
Asking
3
Bedrooms
2
Bathrooms
2
Car spaces
108 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
$719,900
Asking · $6,666/m² of land
No recorded sale for this property.
Epping at a glance
35,158
People
$807,000
Median sale
$516/wk
Median rent
3.32%
Suburb gross yield
Median sale from 11 recorded sales (last 24 months) — a Districts calculation.
Vs Epping
-10.8%
Median sale
Suburb $807,000
+0.41 pp
Gross yield
Suburb 3.32%
Suburb median $807,000 from 11 recorded sales (last 24 months) — a Districts calculation, not a portal figure.
$43,751 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.
Pre-filled with Epping'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 $516/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 3.7%. 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
UnknownArea
Epping at a glance
35,158
People
$807,000
Median sale
$516/wk
Median rent
3.32%
Suburb gross yield
Median sale from 11 recorded sales (last 24 months) — a Districts calculation.
Listing material
Listed by Gibson Land Real EstateThe Home
- Off-the-plan double-storey townhouse — 3 bedrooms, 2 bathrooms, 2-car garage
- Internal living 164 sqm + 11 sqm balcony + 22 sqm courtyard (total 175 sqm)
- Own street address — no Owners Corporation, no common-area fees
- High ceilings: 2.55m ground floor / 2.74m first floor
- Master bedroom downstairs with ensuite — flexible for guests or older parents
- Upstairs open-plan kitchen, dining and living opening to a private balcony
- Bedrooms 2 & 3 upstairs with central family bathroom and bathtub
- Internal laundry, walk-in pantry and extra under-stair storage
Kitchen & Interiors
- 900mm electric oven, 900mm induction cooktop, 900mm concealed rangehood
- Stainless steel freestanding dishwasher
- 20mm marble-look porcelain benchtop and splashback
- Handleless (finger-pull) cabinetry — clean, modern lines
- Brushed nickel tapware throughout
- Timber-hybrid floorboards to living areas, carpet to bedrooms
- LED downlights throughout
Comfort & Energy
- 7-star NatHERS energy rating
- All-electric, gas-free — solar/battery ready
- Refrigerated heating and cooling (ducted comfort year-round)
- Double-glazed aluminium-framed windows and sliding doors
- Cross-ventilation design for natural airflow
- Electric hot-water system
- Blockout roller blinds to all windows
Outside
- Landscaped front garden + private rear courtyard
- Remote-controlled sectional garage door
- Concrete driveway and footpath
- Letterbox, fencing and feature plantings included
- NBN (Fibre-to-the-Premises) ready
Construction Timeline
- Construction start: June 2026
- Estimated completion: May 2027
Location:-
Why Epping
- Excellent infill location in Melbourne's growth corridor
- Walking distance to Epping Town Centre
- Close to the future Epping railway station upgrade
- Strong rental and capital growth catchment
Nearby (within easy reach)
- Pacific Epping Shopping Centre — major retail, dining, cinemas
- Northern Hospital — Epping
- Epping North Shopping Centre and local cafés
- Epping Primary School, Epping Secondary College, Al Siraat College
- RMIT University Bundoora and La Trobe University
- Bus routes connecting to Epping Station and Northern suburbs
- Hume Freeway and Metropolitan Ring Road for easy CBD access
Listing description written by Abby Loh, Gibson Land Real Estate — reproduced as published, not verified by Districts.
Victoria 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.