Herne Hill at a glance
3,471
People
$835,000
Median sale
$466/wk
Median rent
2.90%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
VIC › Herne Hill › Panorama Rd
4
Bedrooms
2
Bathrooms
1
Car spaces
580 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 Herne Hill (last 5 years) with land size have a median of $1,271/m² of land (n=44). Districts calculation from recorded sales — not a valuation.
Herne Hill at a glance
3,471
People
$835,000
Median sale
$466/wk
Median rent
2.90%
Suburb gross yield
Median sale from 12 recorded sales (last 12 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 $466/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
Herne Hill at a glance
3,471
People
$835,000
Median sale
$466/wk
Median rent
2.90%
Suburb gross yield
Median sale from 12 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Gartland PropertyLocated in a prized pocket of Herne Hill, this residence has been transformed into a contemporary haven for the whole family to enjoy.
You'll be charmed the moment you lay eyes on the home's original brick facade, which masterfully unites with an architecturally-designed extension by J3 Design. High square-set ceilings and Tassie Oak floorboards grace the interiors, with the original sash windows adding a touch of character. The lounge features a gas log fireplace for cosy winter days, while the open plan living/dining/kitchen zone flows onto the north-facing outdoor entertaining deck. So why not invite loved ones over for a casual get-together? Or simply enjoy a peaceful afternoon on the deck as you watch the kids play in the private backyard?
The kitchen makes a stylish statement with stone benchtops, a butler's pantry and an island bench/breakfast bar. Stainless steel appliances include a Bosch dishwasher and Franke 900mm oven/gas cooktop.
Three bedrooms with built-in robes share close access to the main bathroom, which showcases a semi-attached bathtub. The stylish laundry and study complete the downstairs layout. Upstairs, the main bedroom creates a private retreat for parents with a fully-fitted walk-in robe and stunning en suite with open shower. You'll love that both bathrooms exude on-trend style with floor-to-ceiling tiling, dual vanities and black fittings. Northern light sweeps through the upstairs office, which makes working from home a breeze.
Other features include zoned ducted heating/cooling, ceiling fans, secure pincode entrance, double-glazing to the extension, solar panels with two inverters, and Blackbutt timber features to the study and office. The long driveway with an electric gate provides ample off-street parking, with the backyard home to a garden shed and remote single garage (with air conditioner).
When it comes to family-friendly locations, it doesn't get better much than this. A variety of schools and private colleges are within easy walking distance, including Holy Spirit School, Herne Hill Primary School, Clonard College and St Joseph's College (Westcourt Campus). The Minerva Road cafes are also a short stroll away for your morning coffee, while local playgrounds and sporting grounds inspire the whole family to venture outdoors. Just jump in the car, and you'll soon be in the heart of Geelong or cruising along the Ring Road towards Melbourne or the Surf Coast.
Potential rent return at $830 - $850 per week.
Listing description written by Will Ainsworth, Gartland Property — reproduced as published, not verified by Districts.