Dromana at a glance
7,490
People
$900,000
Median sale
$617/wk
Median rent
3.56%
Suburb gross yield
Median sale from 88 recorded sales (last 12 months) — a Districts calculation.
$2,500,000–$2,700,000
For sale
Asking range
4
Bedrooms
3
Bathrooms
4
Car spaces
830 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
$2,500,000–$2,700,000
Asking range · $3,012/m² of land
No recorded sale for this property.
Dromana at a glance
7,490
People
$900,000
Median sale
$617/wk
Median rent
3.56%
Suburb gross yield
Median sale from 88 recorded sales (last 12 months) — a Districts calculation.
Vs Dromana
+177.8%
Median sale
Suburb $900,000
-2.28 pp
Gross yield
Suburb 3.56%
Suburb median $900,000 from 88 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.
$149,814 on top of the price (6.0% 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 Dromana'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 $617/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 1.3%. 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
Dromana at a glance
7,490
People
$900,000
Median sale
$617/wk
Median rent
3.56%
Suburb gross yield
Median sale from 88 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White RosebudCommanding a privileged position high on Dromana Hill, this exceptional family residence captures breathtaking 180-degree views across Port Phillip Bay, delivering a lifestyle that feels like a permanent holiday.
Nestled within a peaceful court surrounded by predominantly owner-occupied homes, the property combines privacy, quality craftsmanship and resort-style living, all just minutes from Dromana's beaches, shopping precinct, schools, medical facilities and freeway access.
Designed to embrace its spectacular outlook, the home unfolds across multiple levels, offering an abundance of natural light, soaring ceilings and expansive living zones that effortlessly connect indoor and outdoor entertaining spaces.
Accommodation
The thoughtfully designed floorplan comprises:
•Four generous bedrooms
•Dedicated home office/study
•Three bathrooms
•Two additional powder rooms
•Luxurious master suite featuring: Walk in robe,Stylish ensuite, Split system heating and cooling and stunning bay views.
•The remaining bedrooms are fitted with built-in robes and are serviced by well-appointed bathrooms finished with quality stone benchtops
Multiple Living Zones
Whether entertaining family and friends or seeking a quiet retreat, the home offers exceptional flexibility with three separate living areas positioned across multiple levels.
Each living space enjoys split-system climate control, while the lower level is further enhanced by a convenient kitchenette, making it ideal for guests, teenagers or extended family accommodation.
Resort-Style Outdoor Living:
Few properties offer such an impressive combination of outdoor entertaining spaces and uninterrupted bay views.
Enjoy:
• Expansive upper entertaining terrace with panoramic bay vistas
• Lower alfresco entertaining area
• Gas-heated spa with waterfall feature
• Solar-heated, self-cleaning saltwater swimming pool
• Automated Chemigem and Saltogem pool management systems
• Pool lighting for evening enjoyment
• Wood-fired pizza oven
• Outdoor gas log fireplace with feature stone surround
• Hot and cold water connections for an outdoor kitchen or BBQ setup
• Multiple external power points and water connections
From sunrise breakfasts overlooking the bay to spectacular sunsets and New Year's Eve fireworks displays, every season brings a new reason to enjoy this remarkable setting.
Premium Kitchen
At the heart of the home, the designer kitchen has been crafted for both functionality and entertaining, featuring:
• Stone waterfall island bench
• Premium ILVE stainless steel appliances
• Induction cooktop
• Wall oven
• Bosch dishwasher
• Filtered water tap
• Plumbing provision for ice-making and filtered-water refrigerators
• Abundant storage throughout
Energy Efficiency and Comfort
Built with sustainability and year-round comfort in mind, the home was originally awarded a 6-Star Energy Rating and includes:
• Double-glazed windows and doors throughout
• Solar-assisted continuous gas hot water system
• Extensive insulation
• Four split-system heating and cooling units
• Energy-efficient design helping maintain warmth in winter and coolness in summer
Additional Features
• Remote-controlled double garage
• Quality aluminium three-post carport
• Durable pebble-finish driveway
• Ducted vacuum system
• Bamboo flooring throughout
• Wool carpets
• High ceilings
• Quality lighting fixtures
• Extensive built-in storage
• Hardwired internet connections throughout
• Full-width sliding doors opening to entertaining terraces
• Combination block-out and privacy blinds
• Intercom system between entry and pool terrace
• 3m x 3m powered garden shed
• Extensive glass and stainless-steel balustrading
What You'll Love Most
• Uninterrupted bay views stretching from Anthony's Nose to Mount Martha
• Watching the Spirit of Tasmania and cargo ships traverse Port Phillip Bay
• Spectacular sunsets and city lights across the water
• Elevated vantage point overlooking the peninsula's evening lights
• Open-plan design that feels bright, airy and welcoming
• Multiple living areas allowing everyone their own space
• Low-maintenance gardens
• Quiet court location close to every convenience
A home of this calibre is rarely offered to market. Combining luxury, functionality, energy efficiency and some of Dromana's most captivating bay views, this is an opportunity to secure a truly exceptional lifestyle property.
Disclaimer: All information provided is believed to be accurate; however, prospective purchasers should conduct their own investigations and seek independent professional advice to verify all information contained herein.
Listing description written by Shane Fox, Ray White Rosebud — reproduced as published, not verified by Districts.