Gisborne at a glance
11,514
People
$970,000
Median sale
$642/wk
Median rent
3.44%
Suburb gross yield
Median sale from 143 recorded sales (last 12 months) — a Districts calculation.
VIC › Gisborne › Cotton Circuit
$1,950,000–$2,100,000
For sale
Asking range
5
Bedrooms
3
Bathrooms
4
Car spaces
2,088 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
$1,950,000–$2,100,000
Asking range · $934/m² of land
No recorded sale for this property.
Gisborne at a glance
11,514
People
$970,000
Median sale
$642/wk
Median rent
3.44%
Suburb gross yield
Median sale from 143 recorded sales (last 12 months) — a Districts calculation.
Vs Gisborne
+101.0%
Median sale
Suburb $970,000
-1.73 pp
Gross yield
Suburb 3.44%
Suburb median $970,000 from 143 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.
$114,564 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 Gisborne'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 $642/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 1.7%. 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
Gisborne at a glance
11,514
People
$970,000
Median sale
$642/wk
Median rent
3.44%
Suburb gross yield
Median sale from 143 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Woodards Macedon RangesStunning Modern Luxury on 2,088m² (Approx.)
An executive residence of the highest calibre, this acreage-style home delivers sheer luxury on 2,087m² (approx.), presenting a wide frontage with a full veranda and a timeless façade. Colonial bar windows and San Selmo Italian reclaimed bricks enrich the exterior while internally, strong geometric lines and bold angles signal a classic country masterpiece created for modern living.
Opulent, classically inspired interiors reflect an elegant aesthetic with decorative finishes including classic panelling, imported British wallpaper, coffered ceilings with detailed cornices, downlights and statement bauble lighting. Hybrid Chestnut timber flooring is paired with 100% pure wool carpet underfoot, while an impressive total floor plan of 609.71m² (approx.) lends substance to the home's expansive shared spaces.
A formal entry vestibule introduces a vast open-plan living, dining and kitchen zone, where a Tasmanian log fireplace with a custom concrete hearth and hidden drawers anchors the room. The decadent kitchen is crowned by a 100mm, seamless 3.26m stone island with bar seating and a Zip Tap for hot and filtered cold water, complemented by an ILVE 900mm oven with 5-zone cooktop. A butler's kitchen adds further capability with an ILVE 600mm oven and an LG dishwasher. There's also a separate formal dining room, while a cinema room with a platformed seating area completes the indoor entertaining suite.
Outdoor living is equally compelling. Gatsby sliding doors open to a grand alfresco appointed with exterior fans, gorgeous wall sconces and a decked zone with 2 x 32-amp set-up. It's a very spacious outdoor area, fit for a family, with a large New Zealand outdoor fireplace, and various outdoor entertaining zones further complementing the opulent living within the home.
Accommodation is headlined by a palatial main suite with gas log fireplace, electrical blockout blinds, a spacious walk-in robe and a luxurious ensuite. To the west wing, a home office accompanies 4 further bedrooms including a 2nd main suite with walk-in robe and ensuite, plus a central bathroom with bath. Across all bathrooms, 40mm stone surfaces, heated towel rails and floor-to-ceiling tiling are matched with showers featuring inbuilt bench seating and dual shower heads, creating blissful 5-star havens.
Vehicle and business versatility is exceptional: a 12m x 6m garage accommodating 4 cars includes a kitchenette and powder room, complemented by double gated side access for large vehicles such as a caravan or boat, and an extended double driveway.
Premium inclusions are comprehensive: 3-phase power, double glazing throughout, premium-grade insulation with Anticon thermal control blanket, soft-close cabinetry and drawers throughout, a 12-zone 25kW ducted heating and refrigerated cooling system controlled via internal switch or phone Bluetooth, ceiling fans, 3 separate hot water systems to ensure water needs are not compromised, CCTV and alarm, 4 linen cupboards, ample laundry storage, plantation shutters, and a water tank.
Set on the largest block within the Willow estate, within easy walking distance to Willowbank Primary School and Willowbank Early Learning Centre, zoned for Gisborne Secondary College, and close to Gisborne's village shops, cafés, supermarkets, recreation facilities, amenities and freeway access, this is prestige living without compromise.
Listing description written by Jason Sheridan, Woodards Macedon Ranges — reproduced as published, not verified by Districts.