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VIC › Mount Eliza › Mount Eliza Way

208 Mount Eliza Way, Mount Eliza VIC 3930

For saleHouse for Sale

$2,595,000–$2,850,000

For sale

Asking range

4

Bedrooms

4

Bathrooms

4

Car spaces

1,031 m²

Land

Districts ViewPrice evidencePlanningSite constraintsHistoryListing

Districts View

Given the $2,595,000–$2,850,000 ask, is this worth your time?

Why this ask?

  • FactListed for sale, asking $2,595,000–$2,850,000(Listing record · 22 June 2026)
  • CalculationIf it leased at Mount Eliza's advertised median rent ($780/wk), implied gross yield would be 1.56% — this is not a rent for this listing.(Districts scenario calculation)

What could make it worth more?

No upside evidence detected in the data Districts holds for this lot.

What could make it worth less?

No detected risks — but see the checklist: absence of evidence is not an all-clear.

What should you verify next?

  1. 1Official planning layers are still retrieving for this parcel — check back before relying on zoning or overlay absence.
  2. 2No hazard layer has been retrieved — confirm flood, bushfire and heritage exposure from council mapping before an offer.

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

The ask against the evidence

Asking

$2,595,000–$2,850,000

Asking range · $2,517/m² of land

No recorded sale for this property.

Mount Eliza at a glance

19,110

People

No data

Median sale

$780/wk

Median rent

No data

Suburb gross yield

See the full Mount Eliza report →

Total cost to purchase

Based on the low end of the asking range, not a contract price.

Purchase Price
$2,595,000
Stamp Duty (Victoria)
$148,675
Transfer/Registration Fee
$3,614
Mortgage Registration (est., if financed)
$200
Legal & Conveyancing (est.)
$2,000
Building & Pest Inspection (est.)
$700
Rates & Water Adjustment at Settlement (est.)
$800
Total cash required
$2,750,989

$155,989 on top of the price (6.0% extra)

  • Stamp Duty (Victoria)
  • Transfer/Registration Fee
  • Mortgage Registration
  • Legal & Conveyancing
  • Building & Pest Inspection
  • Rates & Water Adjustment

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.

Rental yield

Based on the low end of the asking range, not a contract price.

Pre-filled with Mount Eliza's advertised median rent — not a rent for this listing.

Net yield
0.06%
Annual cashflow (pre-tax)
$-133,305
Interest cover (DSCR)
0.01
Annual rent
$40,560
Operating expenses
$38,925
Loan amount
$2,076,000
Annual interest
$134,940
Gross yield
1.56%

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.

Open the full yield calculator →

Planning

Planning and development

Planning data is being calculated

Development activity

Data unavailable

Source

  • Provider: unavailable
  • Dataset: unavailable
  • Retrieved: not yet retrieved
  • Version: planning-v1

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

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, bushfire and heritage

i

Flood

Not retrieved

Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.

Bushfire

Not retrieved

Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.

Heritage

Not retrieved

Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.

Records

Property history

  1. Listed$2,595,000–$2,850,000available22 June 2026

Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.

Capital growth

VIC

Why this lot, not just this suburb

Why could this property outperform?

Planning 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.

What could kill that thesis?

Confidence: low

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

Income, competition, and yield

What will it realistically rent for?

Confidence: low

No advertised rent is recorded. Suburb median rent $780/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.

What competition will it face?

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.

What does the yield actually look like?

Confidence: low

Gross yield if leased at the suburb aggregate is 1.6%. 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

What this means for this property

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.”

Read more

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

What is known for this property

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

    Unknown

    Planning layers have not been retrieved for this property yet.

  • Nearby development pipeline

    Unknown

    Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.

  • Honest achievable rent

    Knownlow

    This 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

    Unknown

    Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.

  • Why is this cheap?

    Unknown

    The constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.

  • Lot-level flood

    Unknown

    Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”

  • Catalyst exposure

    Unknown

    Funded catalyst catchments are not loaded. A TOD badge is not this product.

  • This lot's DA history

    Unknown

    Development applications have not been queried for this parcel.

  • Statutory land value versus ask

    Unknown

    Statutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.

  • Net yield / holding costs

    Unknown

    Net yield / holding costs are not estimated outside NSW without inventing land tax.

Area

Mount Eliza in one glance

Mount Eliza at a glance

19,110

People

No data

Median sale

$780/wk

Median rent

No data

Suburb gross yield

See the full Mount Eliza report →

Keep researching

  • Why Mount Eliza? Read the area thesis →
  • What else is on the market in Mount Eliza →
  • Other records on Mount Eliza Way →

Listing material

Listed by Aqua Real Estate

~ Walk To The Village, Retreat To Luxury ~

A breathtaking showcase of craftsmanship, design excellence and coastal sophistication, this four-bedroom residence delivers rare luxury and incredible convenience within Mt Eliza's coveted lifestyle precinct.

Positioned within the prestigious Ranelagh Estate on the iconic boulevard leading into the village, the home places cafés, restaurants, boutiques and everyday conveniences within an easy stroll, while Peninsula Grammar, Mt Eliza Primary School, Mt Eliza Secondary College are a short walk away.

Offering privacy behind an automated gate, a magnificent arched entrance door with reeded glass offers the first glimpse of the bespoke elegance and refinement that defines this exceptional family home.

Read the full description

A celebration of contemporary coastal living infused with Scandinavian influences, the interior is distinguished by soft curves, soaring cathedral ceilings, magnificent oversized skylights and an exquisite material palette of oak flooring, Taj Mahal silica-free stone, natural quartz feature walls, brushed brass fixtures and white granite sinks.

The floorplan culminates in an awe-inspiring open plan living and dining domain where impressive gabled ceiling, gas fireplace in a stone surround, a drinks bar and a vast wall of stacked sliding glass doors create a seamless connection with an equally impressive covered alfresco deck beneath matching cathedral ceiling where you can enjoy the outdoors and an outlook across lawns to a firepit area.

An exquisite epicurean kitchen heads the space appointed with integrated refrigeration, a Smeg induction cooktop, dual ovens and a concealed butler's pantry illuminated by its own skylight, while a spectacular waterfall island with a circular breakfast bar and a sculptural curved rangehood adds a striking architectural element.

Enjoying glorious sun at the northern tip of the home alongside, a second living area with romantic hologram fireplace provides a peaceful sanctuary for parents beside the primary bedroom suite complete with another gabled ceiling, dressing room and indulgent ensuite with heated floors, double shower, twin vanity and a freestanding bath that sits directly under a soaring skylight where you can take in the changing sky while you soak.

Three additional bedrooms, each appointed with extensive built-in robes, are serviced by a beautifully finished family bathroom featuring another freestanding bath set within a frameless glass wet room, while a separate powder room is illuminated by yet another dramatic skylight. A dedicated study enjoys exceptional natural light and incorporates extensive custom joinery and built-in workstations.

Further enhancing the property's versatility is internal access to an oversized remote four-car garage with adjoining powder room, equally suited as a premium vehicle haven, workshop or entertaining/rumpus space, while extensive off-street parking provides the rare ability to accommodate a boat, caravan or multiple vehicles with ease.

Comprehensively appointed with smart home integration, intercom entry, a full security system, zoned ducted heating and refrigerated cooling, mudroom facilities, all-new perimeter fencing and an impressive 7-star energy rating, this exceptional residence delivers an uncompromising lifestyle of luxury, comfort and convenience.

Listing description written by Michelle Skoglund, Aqua Real Estate — reproduced as published, not verified by Districts.

Also look at

Also for sale in Mount Eliza

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  • 166 Mount Eliza Way, Mount Eliza VIC 3930

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Australian property research from recorded sales, listings, and official layers. Missing data is shown as unavailable, never filled in.

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Research purposes only. Not personal financial advice, a valuation, or a planning certificate. Always speak to a licensed financial adviser before you act.