Selby at a glance
1,603
People
$840,000
Median sale
$628/wk
Median rent
3.89%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
VIC › Selby › Belgrave Gembrook Rd
$892,670
Last sold
6 Feb 2026
4
Bedrooms
2
Bathrooms
4
Car spaces
1,170 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
$892,670
6 Feb 2026 · derived via latest_sale
Local land rate: recorded House sales in Selby (last 5 years) with land size have a median of $406/m² of land (n=70). Districts calculation from recorded sales — not a valuation.
Selby at a glance
1,603
People
$840,000
Median sale
$628/wk
Median rent
3.89%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Vs Selby
+6.3%
Median sale
Suburb $840,000
-0.23 pp
Gross yield
Suburb 3.89%
Suburb median $840,000 from 17 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
ZN
Zone
GREEN WEDGE A ZONE - SCHEDULE 1
GWAZ1
Jurisdiction
Yarra Ranges
Yarra Ranges, 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 GREEN WEDGE A ZONE - SCHEDULE 1 · GWAZ1 (ZN). Official parcel area about 1,172 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 1,172 m² — land size can look like optionality. What reduces it: SIGNIFICANT LANDSCAPE OVERLAY - SCHEDULE 1; BUSHFIRE MANAGEMENT OVERLAY; EROSION MANAGEMENT OVERLAY; EROSION MANAGEMENT OVERLAY - SCHEDULE 3. 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 $628/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.
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 GREEN WEDGE A ZONE - SCHEDULE 1 · GWAZ1 (ZN). Official parcel area about 1,172 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 1,172 m² — land size can look like optionality. What reduces it: SIGNIFICANT LANDSCAPE OVERLAY - SCHEDULE 1; BUSHFIRE MANAGEMENT OVERLAY; EROSION MANAGEMENT OVERLAY; EROSION MANAGEMENT OVERLAY - SCHEDULE 3. 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
Selby at a glance
1,603
People
$840,000
Median sale
$628/wk
Median rent
3.89%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Bell Real Estate Belgrave**Please park on Charles Street or Selby Aura Road and walk to property**
Tucked quietly into a leafy Selby pocket where birdsong sets the pace and Puffing Billy’s whistle drifts through the trees, this generous dual level family home delivers that rare hills sweet spot: space, warmth, flexibility and a lifestyle that feels grounded and connected to the landscape.
Set on over a quarter acre (approx. 1170m²), the home unfolds across two levels, designed to embrace light, outlooks and togetherness. Downstairs, the main living and dining zone is immediately inviting. Soaring raked ceilings lift the mood, hardwood timber floors add warmth underfoot, and a Coonara wood fire anchors the space for winter nights spent with a book or a glass of your favourite. There are clever nooks for study or play, and leafy views in every direction, reminding you that nature is always part of the conversation here.
The modern kitchen sits comfortably at the heart of the home, overlooking the meals zone and equipped with stainless steel appliances, including a 900mm gas cooker and dishwasher. From here, life flows effortlessly outdoors. Step onto the semi-covered wraparound deck and the hills do their thing. Morning coffees, long lunches, and sunset drinks as the north-westerly sky puts on its nightly performance all feel right at home.
Upstairs, the accommodation is thoughtfully zoned. Three bedrooms plus a study or fourth bedroom provide flexibility for families, guests or working from home. The main bedroom enjoys its own ensuite, deck access and generous built-in robes, while the family bathroom, complete with a corner spa, promises easy daily routines. A large laundry with a third toilet and a classic pulley drying system keeps things practical.
Outside, the tiered gardens are productive, playful and full of possibility overseen by a majestic liquid amber. Fruit trees flourish, veggie patches thrive, and there’s room to add chooks if self-sufficiency is calling. A firepit zone invites marshmallows and stories under the stars, while five rainwater tanks support the gardens year-round.
Then there’s the bonus that truly sets this home apart: dual access via James Street to a powered, insulated double garage (the current owners used it as a gym). Tradies, tinkerers and weekend project-lovers, this one’s for you. There’s also ample parking for trailers, caravans or boats and additional off-street parking at the entrance.
Peaceful, practical and deeply connected to its community, this is Selby living at its most liveable. Walk to the general store, schools, tennis club and reserves, or be in Belgrave in minutes. Quiet when you want it, connected when you need it.
At a Glance:
- Over ¼ acre (approx. 1170m²) in a peaceful Selby setting
- 3 bedrooms, 2 bathrooms plus study or 4th bedroom, 3 toilets
- Spacious living/dining with raked ceilings, hardwood floors & Coonara wood fire
- Updated kitchen with stainless steel appliances & 900mm cooker
- Wraparound semi-covered deck with leafy views & sunset outlooks
- Main bedroom with ensuite, deck access & built-in robes
- Family bathroom with corner spa
- Generous laundry with third toilet & pulley drying system
- Tiered gardens with fruit trees (orange, lemon, lime, cumquat, apricot), veggie patch & firepit zone
- Beautiful liquid amber, bay laurel and honey locust trees
- Five rainwater tanks (19,500L total)
- Vast under-house storage plus covered storage off the deck
- Dual access to powered, insulated double garage/workshop via James Street
- Solar panels, split system air conditioning & extensive off-street parking
- Walk to the General Store, schools, reserves, medical centre & moments to Belgrave
Disclaimer: All information provided has been obtained from sources we believe to be accurate, however, we cannot guarantee the information is accurate and we accept no liability for any errors or omissions (including but not limited to a property's land size, floor plans and size, building age and condition) Interested parties should make their own enquiries and obtain their own legal advice.
Listing description written by Jo Hirst, Bell Real Estate Belgrave — reproduced as published, not verified by Districts.