Somers at a glance
1,741
People
$1,205,000
Median sale
$503/wk
Median rent
2.17%
Suburb gross yield
Median sale from 24 recorded sales (last 12 months) — a Districts calculation.
VIC › Somers › Belvedere Rd
4
Bedrooms
2
Bathrooms
2
Car spaces
813 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Somers (last 5 years) with land size have a median of $1,284/m² of land (n=82). Districts calculation from recorded sales — not a valuation.
Somers at a glance
1,741
People
$1,205,000
Median sale
$503/wk
Median rent
2.17%
Suburb gross yield
Median sale from 24 recorded sales (last 12 months) — a Districts calculation.
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 $503/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
Somers at a glance
1,741
People
$1,205,000
Median sale
$503/wk
Median rent
2.17%
Suburb gross yield
Median sale from 24 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Homes & AcreageOffering a wonderfully relaxed, beautifully detailed and unhurried holiday vibe only moments from the sand, this modernist three-bedroom home with views of the bay is the perfect seaside escape.
Stylishly updated by its interior designer owner its layout allows flexibility to the floorplan: entertain on the sunny and sheltered rear alfresco deck, toast the view and sunsets from the wide full-length front balcony or simply relax in the large light-filled open plan living area upstairs.
The entry level includes a living area or home office opening to a partly enclosed wintergarden as well as a bedroom and combined laundry/bathroom. Up the central timber staircase, the home opens out to the main living area with full height windows to the front and rear views. The master and third bedroom open to a designer ensuite with a deep soak bath/shower and twin vanities.
The bespoke kitchen includes a large island bench, a unique integrated Smeg sink, cooktop and bench, under-bench stainless-steel oven and dishwasher, appliance alcove, pull out pantry and integrated refrig/freezer.
French doors lead out to a barbecue deck with steps down to a further alfresco entertaining area in the wonderfully leafy rear yard, There’s vegies boxes and a feature hen house for fresh eggs each morning. Ample space to this area allows future extension to the house should you desire.
Both levels feature concrete floors, architectural detailing, ample concealed storage and floor to ceiling windows and doors to the decks.
Only a two-minute walk to the beach and a pleasant stroll along the sand to the Somers general store and yacht club, the home also features a carport or storage area for all the beach toys, a studio beside the house, split-system airconditioning and a feature electric flame fireplace for winter ambience. This is a unique property in a much coveted beach, quine and wine region.
Homes and Acreage is proud to be offering this property for sale – To arrange an inspection or for further information, please contact the office on 1300 077 557 or office@homesacreage.com.au
Features:
• Beachy chic vibe
• Bay views
• 3BRs, 2 living
• 2 bathrooms
• Wide entertaining balcony
• Sunny alfresco decks
• Landscaped gardens
• Architectural detailing and polished concrete floors
• Master ensuite
• Combined laundry/bathroom
• Split-system aircon plus convection panel heaters
• Bespoke designer kitchen
• S/steel appliances including feature Smeg cooktop
• Instantaneous gas HWS
• Carport & lock-up car/storage
• Studio
• Leafy, native rear yard with wonderful wildlife
Listing description written by Grant Perry, Homes & Acreage — reproduced as published, not verified by Districts.