Belgrave South at a glance
1,646
People
$1,027,500
Median sale
$628/wk
Median rent
3.18%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
VIC › Belgrave South › Kirkham Rd
$1,600,000
Last sold
10 Jan 2026
5
Bedrooms
2
Bathrooms
3
Car spaces
3,702 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
$1,600,000
10 Jan 2026 · derived via latest_sale
Sources disagree on the sale price. All recorded figures are shown in the history below — Districts does not pick a winner.
Local land rate: recorded House sales in Belgrave South (last 5 years) with land size have a median of $555/m² of land (n=49). Districts calculation from recorded sales — not a valuation.
Belgrave South at a glance
1,646
People
$1,027,500
Median sale
$628/wk
Median rent
3.18%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
Vs Belgrave South
+55.7%
Median sale
Suburb $1,027,500
-1.14 pp
Gross yield
Suburb 3.18%
Suburb median $1,027,500 from 12 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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.
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
Belgrave South at a glance
1,646
People
$1,027,500
Median sale
$628/wk
Median rent
3.18%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by First National Real Estate Ranges****Due to COVID-19 pandemic restrictions and the current ‘Snap Lockdown’ none of our properties are able to be attended for physical inspections. Please contact the listing agent for alternative virtual inspections and other viewing options.**** Thank you for your understanding!
Well-situated in a wonderful neighbourhood this 5-bedroom brick residence is sure to deliver in both style, quality and offer those looking for a quiet setting yet still wanting a convenient location, the best of both worlds.
The Interior:
5 bedrooms, the master with full ensuite with double vanity and walk-in-robe, a formal wing incorporating the lounge with fireplace and a dining room with French doors to outside. The classic Blackwood timber kitchen commands the centre of the home, featuring walk in pantry, a wine cellar, an abundance of storage and counter space, Ilve stove, Miele dishwasher, breakfast bar – excellent homework space for the children during meal prep.
This leads through to further living areas, one a great tv lounge, also a laundry with custom cabinetry and drying rack, spacious family bathroom – soaking tub, walk-in shower and dual vanities.
Finished to a high standard the high ceilings let in abundant natural light and afford beautiful views from most windows.
Features include, ornate cornice, hardwood timber floors, leadlight, sash windows, bullnose verandah, open fireplace, combustion style wood heater and split system.
Outdoors:
Entry is through electric gates and drive up the coach light lined sealed driveway.
Surrounded by beautiful bird attracting gardens.
The backyard showcases, an entertainer’s dream undercover area with a spa and room for the longest table for family get togethers.
The near fenced acre is sublime and at the rear boundary the adjoining property has 10 acres, so you really get that country open space without the hassle of maintenance.
Remote-controlled three car garage with mechanics pit, animal/feed/ machinery shedding, veggie patch, fruit trees and vines, chook pen and 60,000 litres x 4 tanks.
2 Kirkham Rd in Belgrave South is easily accessible with Wellington Road nearby to access Eastlink and the M1.
You will enjoy the proximity to local schools and shops; Fountain Gate Shopping Centre is 20 minutes away.
There are many options for horse agistment, lots of places to engage with nature, walks, rides and even a swim at Lysterfield Lake in the warmer months.
If you would like any further details or to arrange an inspection, please call Jim Conder 0408 597 558 or Mick Dolphin 0429 684 522.
Ranges First National COVID directives being followed.
https://www.consumer.vic.gov.au/duediligencechecklist
Please note: All property details listed were current at the time of publishing.
Listing description written by Mick Dolphin, First National Real Estate Ranges — reproduced as published, not verified by Districts.