Black Rock at a glance
6,667
People
$1,750,000
Median sale
$718/wk
Median rent
2.13%
Suburb gross yield
Median sale from 5 recorded sales (last 24 months) — a Districts calculation.
VIC › Black Rock › Bluff Rd
3
Bedrooms
2
Bathrooms
6
Car spaces
640 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 Black Rock (last 5 years) with land size have a median of $3,642/m² of land (n=6). Districts calculation from recorded sales — not a valuation.
Black Rock at a glance
6,667
People
$1,750,000
Median sale
$718/wk
Median rent
2.13%
Suburb gross yield
Median sale from 5 recorded sales (last 24 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 $718/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
Black Rock at a glance
6,667
People
$1,750,000
Median sale
$718/wk
Median rent
2.13%
Suburb gross yield
Median sale from 5 recorded sales (last 24 months) — a Districts calculation.
Listing material
Listed by Nick Johnstone Real EstateSet on a scale sought by families, this 3-bedroom, plus home office, Black Rock beauty will accommodate your every requirement in a prized position. Move-in and enjoy the options while embracing an easy-flow layout filled with natural light.
Be welcomed into the open plan living & dining area overlooked by the well designed, custom-built timber kitchen with stainless steel appliances and huge butler’s pantry. A flexible floor plan offers additional living space/home office/4th bedroom, continuing outside to the expansive covered decking with café blinds and strip heating - an alfresco setting ideal for entertaining. Kids are also catered for, with plenty of space to run around in the grassy garden.
A renovated central bathroom with separate WC, full sized laundry, and generous bedroom with BIRS completes the lower level. Follow a grand staircase up to a landing with 2 well-proportioned bedrooms (BIRS), both with sliding door access to a shared balcony overlooking treetop vistas and sharing a large family bathroom.
All the essentials are here with split system heating & cooling, ducted heating, lofty decorative ceilings, stained glass windows, sky light, solid timber detailing, purpose built bar, ample storage, tandem undercover parking for 2 cars & further off street parking for 4 cars. This solid brick home is perfect to enjoy as is, or renovate further to suit your needs (STCA). (640m2 approx.) In this family-focused locale, moments to Black Rock Bowling and Tennis Club, Royal Melbourne Golf Course, bus services, Tjilatjirrin Reserve, Black Rock Primary School, moments to a choice of Baysides’ elite private schools, the beach, shops, cafes & restaurants of Black Rock Village, plus, zoning for Sandringham College.
At a glance…
• 3 – 4-bedroom, 2-bathroom family home
• Huge grassy back garden
• Covered decking with café blinds and strip heating, perfect for alfresco entertaining
• Open plan living/dining & kitchen with butler’s pantry
• Additional living space with flexibility to use as a home office or 4th bedroom
• Full size laundry
• Purpose built bar
• Split-system heating & cooling, ducted heating, undercover tandem parking plus additional off-street parking for 4 cars
• Lifestyle location – stroll to the beach, Black Rock Village shopping and leading Bayside schools
Property Code: 2534
Listing description written by Joe Doyle, Nick Johnstone Real Estate — reproduced as published, not verified by Districts.