Boronia at a glance
24,079
People
$980,000
Median sale
$546/wk
Median rent
2.90%
Suburb gross yield
Median sale from 7 recorded sales (last 12 months) — a Districts calculation.
VIC › Boronia › Bellrise Ct
$1,650,000–$1,730,000
For sale
Asking range
5
Bedrooms
2
Bathrooms
2
Car spaces
1,001 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
$1,650,000–$1,730,000
Asking range · $1,648/m² of land
No recorded sale for this property.
Boronia at a glance
24,079
People
$980,000
Median sale
$546/wk
Median rent
2.90%
Suburb gross yield
Median sale from 7 recorded sales (last 12 months) — a Districts calculation.
Vs Boronia
+68.4%
Median sale
Suburb $980,000
-1.18 pp
Gross yield
Suburb 2.90%
Suburb median $980,000 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.
$98,064 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 Boronia'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 $546/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
Boronia at a glance
24,079
People
$980,000
Median sale
$546/wk
Median rent
2.90%
Suburb gross yield
Median sale from 7 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Bell Real Estate OlindaGolden hour on the balcony, kids shooting hoops out back, space to spread out without losing that sense of connection - this is a home that knows how to live well. Just two-and-a-half years young and set on a beautifully landscaped quarter of an acre block in an exclusive Boronia court, it balances scale, style and everyday ease with quiet confidence.
From the street, the presence is immediate. A striking façade, softened by ornamental pear trees and a refined muted palette, sets the tone. Inside, things settle into calm. A cosy front lounge with plantation shutters offers a place to retreat - morning coffee, a good book, or simply a moment to pause before the day begins.
The central living domain opens wide yet feels grounded. Engineered European oak floors run underfoot, while full-height sheers filter the light. At the centre, the kitchen delivers - stone benches, butler’s pantry, and a full suite of Fisher & Paykel appliances including a 900mm cooker, integrated microwave and coffee station. A window splashback draws in natural light, while the breakfast bar naturally becomes the gathering point.
Glass sliders extend the space to an all-season alfresco, where entertaining feels effortless. Beyond, the backyard unfolds in layers - lawn framed by rock walls and Corten steel edging, a basketball court for active afternoons, and stone steps leading up to an elevated firepit zone, veggie beds, herb garden and citrus trees. Weekends tend to take care of themselves here.
Upstairs, five robed bedrooms are complemented by a family bathroom and a spacious rumpus that opens to a balcony with sweeping sunset views and a glimpse of city lights. The main suite feels indulgent yet practical, with dual walk-in robes, a luxe ensuite with soaker tub, double basins and rain shower, plus its own balcony access to enjoy the magical view as the sun dips.
With a study or sixth bedroom, excellent storage, zoned refrigerated heating and cooling, and thoughtful inclusions throughout, the home keeps pace with real life - beautifully.
All just a short stroll to Boronia’s shops, cafés and station, with the added bonus of a peaceful court setting and elevated outlook. A rare balance, and one that’s hard to leave.
At a glance:
- Approx. 1001 Sqm (¼ acre) allotment in a private court with designer homes
- Absolute turnkey residence, only two-and-a-half years old
- Five bedrooms, two bathrooms plus dedicated study/sixth bedroom
- Main suite with dual walk-in robes, ensuite with soaker tub, rain shower and balcony access
- Three living zones: open-plan living domain, cosy front lounge and spacious upstairs rumpus
- Stone kitchen with butler’s pantry, Fisher & Paykel appliances including 900mm gas cooktop, electric oven, integrated microwave and coffee station
- All-season alfresco flowing from main living area
- Sunset balcony with distant city vistas
- Landscaped backyard with lush lawn, Corten steel edging, rock walls and basketball court
- Upper terrace with firepit zone, veggie garden and citrus trees
- Two powder rooms for added convenience
- Zoned refrigerated heating and cooling throughout
- Low maintenance Trex decking at entrance, Colourbond roof
- Engineered European oak floors and quality carpet
- Full house water filtration system with reverse osmosis to kitchen
- Chic laundry with pet door
- Oversized double garage with internal access, bike storage and drive-through rear access
- Walk-in storage room, attic storage and under-stairs storage/mudroom
- Walking distance to Boronia shops, cafés, train station and local amenities
Disclaimer: All information provided has been obtained from sources we believe to be accurate, however, we cannot guarantee the information is accurate and we accept no liability for any errors or omissions (including but not limited to a property's land size, floor plans and size, building age and condition) Interested parties should make their own enquiries and obtain their own legal advice.
Listing description written by Elliot Bell, Bell Real Estate Olinda — reproduced as published, not verified by Districts.