Waterways at a glance
2,443
People
$1,825,000
Median sale
$732/wk
Median rent
2.09%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
$1,680,000–$1,750,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
700 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
$1,680,000–$1,750,000
Asking range · $2,400/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Waterways (last 5 years) with land size have a median of $2,895/m² of land (n=21). Districts calculation from recorded sales — not a valuation.
Waterways at a glance
2,443
People
$1,825,000
Median sale
$732/wk
Median rent
2.09%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Vs Waterways
-7.9%
Median sale
Suburb $1,825,000
+0.18 pp
Gross yield
Suburb 2.09%
Suburb median $1,825,000 from 11 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.
$99,714 on top of the price (5.9% 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 Waterways'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 $732/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 2.3%. 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
Waterways at a glance
2,443
People
$1,825,000
Median sale
$732/wk
Median rent
2.09%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Coco Ma Real EstateWhere impressive scale meets everyday indulgence, 16 Merri Drive is a statement family residence designed for those who want more from home.
Set across two expansive levels on approximately 745sqm, this sophisticated five-bedroom residence combines grand proportions, refined finishes and an enviable Waterways lifestyle. From its striking street presence and long driveway to its private backyard oasis, every element has been designed with family living, entertaining and effortless comfort in mind.
An impressive selection of beautifully appointed living zones, including an elegant front sitting room, dedicated study area, formal dining and living spaces, a versatile theatre room or additional bedroom, plus a spacious upstairs retreat.
At the heart of the home, the upgraded kitchen makes a stylish statement while delivering everything the modern family needs. A generous island bench creates the perfect gathering point, complemented by a gas cooktop, new oven and steamer, extensive storage and ample preparation space. Connecting effortlessly with the surrounding living and entertaining areas, this is a kitchen made for both everyday family meals and memorable occasions.
And then comes the backyard.
Step outside and discover your very own private resort, complete with a sparkling swimming pool, built-in BBQ and covered alfresco dining area. Whether it's summer afternoons by the pool, weekend barbecues or relaxed evenings entertaining friends, this exceptional outdoor space transforms home into a destination.
Upstairs, the luxurious master suite provides a peaceful retreat, complete with balcony access, an impressive walk-in wardrobe and a lavish ensuite featuring a corner spa bath, walk-in shower, double vanity and separate WC. Three additional bedrooms provide generous accommodation, while the upstairs retreat offers yet another versatile living space.
Designed for comfort across every season, the home features a Daikin refrigerated reverse-cycle air conditioning system with Smart Air zoning for up to 10 zones, while solar panels add an energy-conscious touch. The generously sized upgraded laundry with an additional powder room further enhances the home's practicality.
Outside the home, Waterways delivers a lifestyle that is equally impressive. Positioned just steps from Braeside Linear Reserve and the central wetlands reserve, with Keysborough Golf Club nearby, you'll have endless opportunities for walking, cycling and enjoying the surrounding greenery.
Families will appreciate easy access to Haileybury, Lighthouse Christian College and Sirius College, while major arterial roads provide convenient connectivity in multiple directions. With the bay's beaches approximately five minutes away and straightforward freeway access towards Melbourne's CBD, everyday convenience is never far away.
**PROPERTY HIGHLIGHTS**
• Approximately 745sqm of land
• Grand five-bedroom family residence across two levels
• Main bedroom overlooking a small park view
• Multiple living zones including rumpus room and upstairs retreat
• Dedicated study, ideal for working from home
• Upgraded kitchen with generous island bench
• Gas cooktop, new oven and steamer
• Luxurious master suite with balcony and walk-in wardrobe
• Ensuite with corner spa bath, walk-in shower and double vanity
• Sparkling swimming pool with private backyard setting
• Covered alfresco with built-in BBQ
• Double garage with long driveway
• Gated side access
• Daikin refrigerated reverse-cycle air conditioning
• Smart Air zoning for up to 10 zones
• Solar panels
• Upgraded laundry with additional powder room
• Close to Braeside Linear Reserve and Waterways wetlands
• Keysborough Golf Club nearby
• Easy access to Haileybury, Lighthouse Christian College and Sirius College
• Approximately five minutes to Bay Beaches
• Convenient access to major arterials and freeway connections
Grand in scale, luxurious in lifestyle and built for unforgettable family moments, 16 Merri Drive is more than a home — it's your own private retreat in one of Waterways' most desirable settings.
For more Real Estate in Waterways, contact Coco Ma Real Estate TODAY!
Note: Every care has been taken to verify the accuracy of the details in this advertisement; however, we cannot guarantee its correctness. Prospective purchasers/tenants are requested to take such action as is necessary to satisfy themselves with any pertinent matters.
Listing description written by Selina Shi, Coco Ma Real Estate — reproduced as published, not verified by Districts.