Boronia at a glance
24,079
People
$980,000
Median sale
$546/wk
Median rent
2.90%
Suburb gross yield
Median sale from 7 recorded sales (last 12 months) — a Districts calculation.
VIC › Boronia › Harewood Cl
$820,000–$900,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
1
Car spaces
794 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
$820,000–$900,000
Asking range · $1,033/m² of land
No recorded sale for this property.
Boronia at a glance
24,079
People
$980,000
Median sale
$546/wk
Median rent
2.90%
Suburb gross yield
Median sale from 7 recorded sales (last 12 months) — a Districts calculation.
Vs Boronia
-16.3%
Median sale
Suburb $980,000
+0.56 pp
Gross yield
Suburb 2.90%
Suburb median $980,000 from 7 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.
$49,993 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 Boronia'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 $546/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 3.5%. 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
Boronia at a glance
24,079
People
$980,000
Median sale
$546/wk
Median rent
2.90%
Suburb gross yield
Median sale from 7 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Ferntree GullySurrounded by established greenery and enjoying an elevated outlook across the surrounding treetops, 13 Harewood Close, Boronia brings together comfortable interiors, generous garden spaces and a peaceful setting close to local recreation, schools, shopping and transport.
The home's street presence is framed by a manicured front lawn and established garden beds featuring native plants, mature trees, bushes, natural boulders and layered greenery. Classic brick paving wraps around the front paths and porch, complementing the home's established garden character.
Inside, laminate flooring flows through the entry and main living zones, where generous windows invite natural light and provide a leafy connection to the outdoors. The living area incorporates a convenient study nook, window furnishings and ducted heating, creating a versatile space for everyday relaxation and work.
Extending from the main living zone, the elevated balcony provides an inviting place to sit outdoors while taking in views across the surrounding treetops. Below, a side garden bed filled with ferns further enhances the leafy outlook.
The kitchen provides a functional workspace with vinyl benchtops and cabinetry, a double sink, Imperial oven, Chef cooktop and tiled splashback. A NeoPlasma wall air conditioner provides additional climate control, complementing the home's ducted heating and evaporative cooling.
The master bedroom offers plush carpeting, a large window and walk-in wardrobe, accompanied by its own ensuite. Two additional bedrooms feature plush carpeting, built-in wardrobes, ducted heating and windows with blinds, providing comfortable and practical accommodation.
The main bathroom is highlighted by a spa bath and separate shower, with distinctive floral tiling and gold-toned accents adding character. A separate powder room area provides further everyday convenience.
Storage is well considered with a hallway linen cupboard, while the dedicated laundry includes its own sink and distinctive cork flooring.
Outside, the backyard offers a paved area surrounded by established garden beds, along with areas formed from sleepers and guttering that have potential for use as garden beds. A Hills hoist clothesline adds everyday functionality, while a shed and an existing brick barbecue structure are also positioned within the backyard.
A long driveway extends alongside the garden before reaching the garage, which features a roller door and internal lighting.
With its elevated balcony, treetop outlook, established gardens and comfortable interior spaces, the property offers an appealing connection between indoor living and its leafy Boronia surrounds.
Features:
• Manicured front lawn
• Established native gardens
• Mature trees and greenery
• Natural landscape boulders
• Brick-paved front paths
• Elevated balcony
• Treetop outlook
• Garage with roller door
• Backyard paved area
• Backyard shed
• Garden bed areas
• Laminate flooring
• Plush bedroom carpeting
• Ducted heating
• Evaporative cooling
• Kitchen wall air conditioner
• Master walk-in wardrobe
• Built-in wardrobes
• Hallway linen cupboard
• Spa bath
Location:
The property is within walking distance of Old Joes Creek Retarding Basin, Hillside Avenue Playground and Alchester Village Preschool, with Boronia Heights Primary School also nearby. Boronia Mall, Boronia Junction, Boronia Village, Boronia Station and Boronia K-12 College are conveniently accessible, along with Batterham Reserve, The Basin Primary School, Miller Park and Canterbury Gardens Shopping Centre.
On Site Auction Saturday 5th of September at 9:30am
Disclaimer: The information contained herein has been supplied to us and is to be used as a guide only. No information in this report is to be relied on for financial or legal purposes. Although every care has been taken in the preparation of the above information, we stress that particulars herein are for information only and do not constitute representation by the Owners or Agent.
Listing description written by Paul Scott, Ray White Ferntree Gully — reproduced as published, not verified by Districts.