Sunshine North at a glance
13,044
People
$791,000
Median sale
$468/wk
Median rent
3.08%
Suburb gross yield
Median sale from 94 recorded sales (last 12 months) — a Districts calculation.
VIC › Sunshine North › Balcombe St
$1,100,000–$1,180,000
For sale
Asking range
4
Bedrooms
3
Bathrooms
4
Car spaces
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
$1,100,000–$1,180,000
Asking range
No recorded sale for this property.
Sunshine North at a glance
13,044
People
$791,000
Median sale
$468/wk
Median rent
3.08%
Suburb gross yield
Median sale from 94 recorded sales (last 12 months) — a Districts calculation.
Vs Sunshine North
+39.1%
Median sale
Suburb $791,000
-0.87 pp
Gross yield
Suburb 3.08%
Suburb median $791,000 from 94 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$66,878 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Sunshine 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 $468/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 2.2%. 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
Sunshine North at a glance
13,044
People
$791,000
Median sale
$468/wk
Median rent
3.08%
Suburb gross yield
Median sale from 94 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Douglas Kay Real EstateStep inside this exceptionally crafted, approximately 40-square custom-built residence and discover a whole new level of boutique living in this exceptionally convenient locale, just minutes from Northumberland Road Village, Braybrook College and Hampshire Road.
Built in 2019 by Keogh Homes Vic, this impressive residence showcases generous proportions, sophisticated finishes and thoughtful design throughout, with 3.0-metre ceilings on the ground floor and 2.7-metre ceilings upstairs.
The ground floor flows effortlessly, beginning with a master bedroom featuring built-in robes and ensuite, alongside a powder room, spacious laundry and dedicated study area. At the heart of the home, the superior kitchen combines outstanding functionality with refined detail, featuring individually selected splash back tiling, a large ribbon window overlooking the green foliage wall, substantial 60mm stone benchtops, quality 900mm stainless steel appliances and an adjoining butler's pantry.
The north-facing open-plan living and dining domain creates an inviting centerpiece for everyday living, enhanced by soaring ceilings, solid spotted gum hardwood timber flooring and a premium Fire Fox gas log fireplace. Rear bi-fold glass doors extend the living space into an exceptional fully enclosed alfresco kitchen and entertaining area, designed for year-round enjoyment. Complete with a gas cooktop, double sink, commercial-grade rangehood, built-in cabinetry and premium Rhino external bar fridge, this impressive entertaining zone is equally suited to intimate gatherings or larger occasions.
A stunning spotted gum hardwood staircase leads to the first-floor retreat, providing an additional lounge area and three generously proportioned bedrooms. The spacious master bedroom features a walk-in robe and ensuite, while the oversized third and fourth bedrooms are serviced by a beautifully appointed fully tiled central bathroom and separate fourth toilet.
Designed with comfort, privacy and energy efficiency in mind, the home features double-glazed external windows, complemented by roller shutters on the ground floor and double-glazed rear bi-fold doors. Refrigerated cooling throughout and two-zone ducted heating, with separate thermostats for upstairs and downstairs, ensure year-round climate control.
A double-brick partition wall incorporating SoundCheck 2.0 insulation provides exceptional separation from the neighbouring property, enhancing privacy and minimising noise transfer.
Additional features include solid spotted gum hardwood timber flooring throughout the home and staircase, 3.0-metre ground-floor ceilings, 2.7-metre first-floor ceilings, comprehensive security with alarm, CCTV and intercom, secure fencing and a rear shed.
Combining architectural appeal, exceptional craftsmanship and an impressive level of amenity, this one-of-a-kind custom residence delivers an outstanding lifestyle for those seeking space, quality and sophisticated entertaining in a highly convenient location.
Listing description written by Peter Kay, Douglas Kay Real Estate — reproduced as published, not verified by Districts.