Berwick at a glance
55,751
People
No data
Median sale
$599/wk
Median rent
No data
Suburb gross yield
VIC › Berwick › Beaumont Rd
$14,000,000–$15,400,000
For sale
Asking range
4
Bedrooms
4
Bathrooms
8
Car spaces
105,218.267 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
$14,000,000–$15,400,000
Asking range · $133/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Berwick (last 5 years) with land size have a median of $1,653/m² of land (n=28). Districts calculation from recorded sales — not a valuation.
Berwick at a glance
55,751
People
No data
Median sale
$599/wk
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$897,314 on top of the price (6.4% 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 Berwick'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 $599/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 0.2%. 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
Berwick at a glance
55,751
People
No data
Median sale
$599/wk
Median rent
No data
Suburb gross yield
Listing material
Listed by JR PropertyInspections strictly by private appointment.
Widely regarded as one of Berwick’s most recognisable and admired private properties, Beaumont Ridge, a landmark 26 acre* estate has captured attention for decades, shrouded in intrigue and celebrated for its picturesque beauty and longstanding significance within one of the area’s finest and historical pockets. A magnificent gated entry gives way to a theatrical Poplar-lined approach that draws the eye forward, unveiling a residence immersed in seasonal splendour, its gardens evolving over generations to rival the spectacle of a botanic parkland, culminating in natural forest.
Elevated aspects take in sweeping rural views across the valley, capturing glimpses of Western Port from the highest points of the property. A unique display of colour emerges throughout the year, with vibrant spring blooms and autumn crimson complemented by stone walls and meticulously planned agricultural drainage. The central ornamental lake forms a captivating focal point, its wisteria walk curving along the edge toward lush greenery and meandering garden paths, creating an idyllic outdoor setting for lingering lunches, warm evenings and moments of absolute stillness.
The four-bedroom plus office main home spans two generous levels, with formal and casual living zones that allow families to spread out or come together with ease. An expansive granite kitchen oversees a sunlit dining and living area beneath soaring conservatory ceilings, while a spacious rumpus with a gas fire invites year-round enjoyment and flows to the solar-heated pool and covered terrace. An independent, self-containted single-level pool house offers excellent versatility for guests, with bi-fold doors opening fully to the gardens.
For equestrian and hobby farming needs, the property features 23 post-and-rail paddocks with water, two additional ornamental lakes, five-stall stables, wash bays, a 21.5m x 8.0m* machinery shed with three roller doors, a side load horse ramp, concrete-base landscaping bays and dedicated access for floats. Deer move quietly through the natural woodland, and black cockatoos, crimson rosellas, and galahs are frequent visitors, while the iconic geese remain the property’s informal guardians, known to all who pass. Comprehensively appointed and finished with unwavering focus on detail, it is offered to the market for the very first time, securing its place as one of the South East’s most remarkable private holdings.
Just moments from Berwick Village, residents enjoy boutique shopping, award-winning cafés, and fine dining. The area is supported by a strong infrastructure network, including St John of God Private Hospital, Casey Hospital, Elite Private Schools, and the Princes Freeway, ensuring seamless access to Melbourne’s CBD and the Mornington Peninsula.
*Dimensions are approximate.
Listing description written by Ryan Wallace, JR Property — reproduced as published, not verified by Districts.