Frankston South at a glance
19,392
People
$1,126,000
Median sale
$628/wk
Median rent
2.90%
Suburb gross yield
Median sale from 7 recorded sales (last 12 months) — a Districts calculation.
VIC › Frankston South › Gulls Way
$2,950,000–$3,200,000
For sale
Asking range
5
Bedrooms
4
Bathrooms
2
Car spaces
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
$2,950,000–$3,200,000
Asking range
No recorded sale for this property.
Frankston South at a glance
19,392
People
$1,126,000
Median sale
$628/wk
Median rent
2.90%
Suburb gross yield
Median sale from 7 recorded sales (last 12 months) — a Districts calculation.
Vs Frankston South
+162.0%
Median sale
Suburb $1,126,000
-1.79 pp
Gross yield
Suburb 2.90%
Suburb median $1,126,000 from 7 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.
$179,064 on top of the price (6.1% 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 Frankston South'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 $628/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 1.1%. 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
Frankston South at a glance
19,392
People
$1,126,000
Median sale
$628/wk
Median rent
2.90%
Suburb gross yield
Median sale from 7 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by McEwing & PartnersSet on a remarkable 3,402sqm (approx.) expanse that once belonged to the revered Yamala House Gardens, this architectural residence offers an unrivalled blend of seclusion, grand scale, and opulent refinement, offering stunning views that sweep along Kackeraboite Creek and out to the shimmering waters of Port Phillip Bay.
Following its stately arrival, an unforgettable sanctuary of natural light and expansive proportions emerges within a multi-level design, where sophisticated entertaining spaces reflect the elegance of the home’s storied past. Natural sandstone walls and lofty ceilings characterise the formal living and dining areas, while a tiered kitchen, breakfast room, and family zone extend laid-back living toward the inviting in-ground pool and spa.
An intuitive separation of space defines the five bedroom, three bathroom accommodation, with three spacious bedrooms, a luxurious main bathroom, and gym positioned to maximise privacy. The secluded master wing serves as a private sanctuary, complete with walk-in robe and full ensuite, set high to enjoy the best of bay views. A library featuring an open fireplace, a guest wing that serves as a home office, a powder room, a double garage with additional off-street parking for multiple vehicles, and tiered gardens cascading toward the creek collectively foster an ambiance of timeless sophistication.
- Prestigious beachside position, bordered by Kackeraboite Creek
- Tiered gardens keep Port Phillip Bay an impressive backdrop
- 3,402sqm (approx.) expanse, once part of Yamala House Gardens
- Architectural design takes living across five clearly defined wings
- Featuring sandstone, solid timber, and expansive glazing
- A dedicated library complements formal living and dining rooms
- Light-filled kitchen with Gaggenau and Miele appliances
- Laid-back family room, breakfast room, and poolside entertaining
- Third living zone anchors three secondary bedrooms and luxury bathroom
- Private guest suite/home office with walk-in robe and ensuite
- Multiple wood heaters, split-system heating/cooling units
- Tiered gardens bordered by Kackeraboite Creek
- In-ground swimming pool and spa with solar heating
- Extensive off-street parking alongside double garage
- Moments from Mount Eliza Village and Toorak College
- Close to Davey’s Bay Yacht Club and Frankston Beach
Listing description written by Quentin McEwing, McEwing & Partners — reproduced as published, not verified by Districts.