Garfield at a glance
2,310
People
$782,500
Median sale
$486/wk
Median rent
3.23%
Suburb gross yield
Median sale from 21 recorded sales (last 12 months) — a Districts calculation.
VIC › Garfield › Sleeper Rise
$1,200,000
Last sold
29 Oct 2025
4
Bedrooms
2
Bathrooms
2
Car spaces
1,002 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
Last sold
$1,200,000
29 Oct 2025 · derived via latest_sale
Local land rate: recorded House sales in Garfield (last 5 years) with land size have a median of $765/m² of land (n=44). Districts calculation from recorded sales — not a valuation.
Garfield at a glance
2,310
People
$782,500
Median sale
$486/wk
Median rent
3.23%
Suburb gross yield
Median sale from 21 recorded sales (last 12 months) — a Districts calculation.
Vs Garfield
+53.4%
Median sale
Suburb $782,500
-1.12 pp
Gross yield
Suburb 3.23%
Suburb median $782,500 from 21 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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 $486/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.
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
Garfield at a glance
2,310
People
$782,500
Median sale
$486/wk
Median rent
3.23%
Suburb gross yield
Median sale from 21 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Barry Plant PakenhamPerched high on Garfield's most elevated point, this simply stunning residence captures breathtaking views offering a lifestyle of luxury, leisure and sustainability, all while being just 15 minutes from Pakenham. Designed with both indulgence and practicality in mind, this home is the ultimate retreat for families and entertainers alike.
The indulgent master suite provides a spacious sanctuary complete with a glorious ensuite that sets the tone for refined living. A large his-and-hers double vanity ensures convenience and style, while the king-sized shower and separate bath create the perfect balance of luxury and functionality. The additional three bedrooms are all fitted with built-in robes and are serviced by a beautifully appointed main bathroom.
At the heart of the home lies the gourmet kitchen, showcasing premium appliances, expansive bench space and abundant storage. A fully fitted butler's pantry with bi-fold doors opens directly to the outdoor entertaining area, creating a seamless connection between indoor comfort and outdoor enjoyment. The adjoining living space, complete with a gas log fireplace, forms the hub of the home, while a private theatre room delivers a cinematic experience without leaving the house. A versatile front living space adds further flexibility, easily transforming into a fifth bedroom or dedicated study to suit the needs of modern living.
Designed for year-round enjoyment, the outdoor spaces are nothing short of exceptional. Entertain with ease at the private bar, enjoy the fully fenced spa, or host gatherings with a built-in BBQ and Coonara wood heater that ensure comfort through every season. Practicality is also at the forefront, with a large shed providing ample storage for toys and workspace. An oversized garage and wide crossover comfortably accommodate larger vehicles, boats or caravans.
Insulated with high dense acoustics throughout, the home boasts zoned ducted heating and evaporative cooling while the Seven Star Energy Rating highlights the home's commitment to modern comfort and eco-conscious design. This Peter Rogers Constructions custom built home has approx. 5 years builders warranty remaining.
Located in the heart of Garfield, just 15 minutes from Pakenham, this home offers modern family living with country perks. With schools, parks, the golf course and freeway access all close by, it's the best of both worlds.
Elevated living at its finest, 16 Sleeper Rise delivers sweeping views, peaceful country ambiance and a residence crafted for those who appreciate the finer things in life. This is more than just a property, it is a lifestyle not to be missed. Call now before someone else buys your dream home!
Listing description written by Khalem Spiteri, Barry Plant Pakenham — reproduced as published, not verified by Districts.