Montmorency at a glance
9,482
People
$1,120,000
Median sale
$574/wk
Median rent
2.67%
Suburb gross yield
Median sale from 41 recorded sales (last 12 months) — a Districts calculation.
VIC › Montmorency › Rattray Rd
$2,400,000–$2,600,000
For sale
Asking range
5
Bedrooms
4
Bathrooms
6
Car spaces
2,647 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
$2,400,000–$2,600,000
Asking range · $907/m² of land
No recorded sale for this property.
Montmorency at a glance
9,482
People
$1,120,000
Median sale
$574/wk
Median rent
2.67%
Suburb gross yield
Median sale from 41 recorded sales (last 12 months) — a Districts calculation.
Vs Montmorency
+114.3%
Median sale
Suburb $1,120,000
-1.43 pp
Gross yield
Suburb 2.67%
Suburb median $1,120,000 from 41 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.
$143,314 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 Montmorency'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 $574/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 1.2%. 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
Montmorency at a glance
9,482
People
$1,120,000
Median sale
$574/wk
Median rent
2.67%
Suburb gross yield
Median sale from 41 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Morrison Kleeman Estate Agents Eltham Greensborough DoreenFOR YOUR PRIVATE INSPECTION PLEASE CONTACT ROCCO MONTANARO DIRECT
EXPRESSIONS OF INTEREST: Offers close Tuesday 15th September at 5pm (unless sold prior)
Tucked away on an impressive 2,647m² (approx.) allotment at the end of a private road, this exceptional home is secluded behind high fencing and established gardens, revealing grand proportions, refined interiors and an enviable resort-style lifestyle.
Freshly painted, the home presents beautifully, complementing its custom detailing, quality finishes and carefully considered design.
Accommodation is exceptionally well catered for, beginning with a luxurious main bedroom featuring a bespoke floor-to-ceiling, wall-to-wall fitted wardrobe, a stone-finished ensuite with dual basins, an oversized one-piece glass shower and direct balcony access. Each of the four remaining bedrooms also enjoys its own ensuite, walk-in robe and fitted desk, delivering an outstanding level of comfort and privacy for family and guests alike.
Designed with family harmony in mind, the generous living spaces include a rumpus/retreat with custom storage and a concealed workspace, alongside a refined lounge. A Heat’n’Glo gas log fire provides a warm focal point and allows this zone to be separated from the expansive open-plan living and dining domain and impressive chef’s kitchen.
The kitchen is a statement in both style and functionality, showcasing extensive stone surfaces, a vast island bench, premium appliances, soft-close cabinetry and a glass splashback. A substantial butler’s pantry adds exceptional convenience, complete with additional cooking appliances, extensive storage and space for a second fridge.
Large sliding doors extend the living experience outdoors to a superb decked alfresco area, covered for year-round entertaining. Overlooking the established gardens and tranquil water feature, it incorporates a gas-plumbed outdoor kitchen, woodfire pizza oven and woodfire heating to create an impressive setting for entertaining in every season.
The lower ground floor, with convenient internal and external access, adds another dimension to the home with a fully equipped theatre room, deluxe bathroom and fitted office with multiple workstations. Vast under-house storage is complemented by garaging for four cars, while a separate two-car garage and enormous paved apron provide an abundance of additional parking.
A comprehensive suite of appointments includes multiple split-system units, ceiling cassettes to the family living area, hydronic heating, ceiling fans, CCTV security, ducted vacuum with sweeper, intercom with door release, fitted laundry with chute, insinkerator, fridge plumbing to the kitchen and butler’s pantry, water tanks and irrigation.
Perfectly positioned for lifestyle convenience, the home is within easy walking distance of central Montmorency, with Montmorency Station, local schools and the cafés, dining, shopping and entertainment of vibrant Were Street all close at hand.
A rare combination of scale, privacy, luxury and functionality, this extraordinary residence delivers an exceptional family lifestyle in one of Montmorency’s most sought-after settings.
***PHOTO ID REQUIRED AT OPEN FOR INSPECTIONS***
Listing description written by Rocco Montanaro, Morrison Kleeman Estate Agents Eltham Greensborough Doreen — reproduced as published, not verified by Districts.