Box Hill at a glance
19,701
People
$1,430,000
Median sale
$560/wk
Median rent
2.04%
Suburb gross yield
Median sale from 6 recorded sales (last 24 months) — a Districts calculation.
VIC › Box Hill › Kangerong Rd
$1,150,000–$1,200,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
1
Car spaces
380 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
$1,150,000–$1,200,000
Asking range · $3,026/m² of land
No recorded sale for this property.
Box Hill at a glance
19,701
People
$1,430,000
Median sale
$560/wk
Median rent
2.04%
Suburb gross yield
Median sale from 6 recorded sales (last 24 months) — a Districts calculation.
Vs Box Hill
-19.6%
Median sale
Suburb $1,430,000
+0.49 pp
Gross yield
Suburb 2.04%
Suburb median $1,430,000 from 6 recorded sales (last 24 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$69,745 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 Box Hill'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 $560/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 2.5%. 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
Box Hill at a glance
19,701
People
$1,430,000
Median sale
$560/wk
Median rent
2.04%
Suburb gross yield
Median sale from 6 recorded sales (last 24 months) — a Districts calculation.
Listing material
Listed by HEAVYSIDETHE PROPERTY
Rich in character and timeless appeal, this beautifully maintained circa 1910 California Bungalow delivers warmth, charm and modern comfort on a generous allotment of approximately 380sqm. Framed by an inviting verandah and lush established gardens, the home unfolds with multiple living domains including a welcoming living zone and a separate dining room enhanced by a working fireplace and skylight, creating a cosy yet light-filled atmosphere.
At the heart, the kitchen is well-appointed with stone benchtops, quality Bosch appliances, gas cooking, abundant cabinetry and a large pantry, seamlessly connecting to the adjoining meals area where double doors open to a covered alfresco and deck, perfect for year-round entertaining.
Outdoors, a private rear garden sanctuary awaits with leafy surrounds, a decked retreat and open lawn, while the enclosed front yard adds further space to relax. Accommodation comprises three well-sized bedrooms with built-in robes, serviced by two bathrooms including one with a skylight and shower over bath. Additional highlights include attic storage, ducted heating, split system cooling, ceiling fans, stunning stained glass windows and secure carport accommodation.
THE FEATURES
• Beautiful circa 1910 California Bungalow charm
• Approx. 380sqm with lush front and rear gardens
• Multiple living zones with working fireplace
• Stone kitchen with Bosch appliances and ample storage
• Covered alfresco and decked entertaining area
• Three bedrooms with built-in robes and ceiling fans
• Two bathrooms including skylit family bathroom
• Ducted heating, split systems, attic storage and carport
THE LOCATION
Positioned for absolute convenience, this home is just a short walk to Box Hill Central, Box Hill Station and the vibrant dining and retail precinct. Enjoy nearby parklands including Box Hill Gardens, along with easy access to the Eastern Freeway for seamless commuting. Zoned to Box Hill Primary School and Box Hill High School, and close to Our Lady of Sion College and St Francis Xavier Primary, this location delivers exceptional lifestyle appeal for families and professionals alike.
THE TERMS: 30|45|60 Days
Listing description written by Stefan Cook, HEAVYSIDE — reproduced as published, not verified by Districts.