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VIC › Emerald › Florence Ave

22 Florence Ave, Emerald VIC 3782

House

$1,350,000

Last sold

21 Oct 2024

4

Bedrooms

2

Bathrooms

2

Car spaces

4,984 m²

Land

Districts ViewPrice evidencePlanningSite constraintsHistoryListing

Districts View

What should you know about this lot before spending serious money?

Why this property?

  • FactLast recorded sale $1,350,000 (21 Oct 2024).(Recorded sale)
  • FactLand 4,984 m²; no building size recorded.(Property record)
  • CalculationRecorded House sales in Emerald (last 5 years) with land size: median $416/m² of land (n=155). Districts calculation from recorded sales — not a valuation.(Districts recorded sales)

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

What this lot has actually traded at

Last sold

$1,350,000

21 Oct 2024 · derived via latest_sale

Local land rate: recorded House sales in Emerald (last 5 years) with land size have a median of $416/m² of land (n=155). Districts calculation from recorded sales — not a valuation.

Emerald at a glance

5,844

People

$920,000

Median sale

$578/wk

Median rent

3.27%

Suburb gross yield

Median sale from 68 recorded sales (last 12 months) — a Districts calculation.

See the full Emerald report →

Vs Emerald

+46.7%

Median sale

Suburb $920,000

-1.04 pp

Gross yield

Suburb 3.27%

Suburb median $920,000 from 68 recorded sales (last 12 months) — a Districts calculation, not a portal figure.

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. Sold$1,350,00021 Oct 2024
  2. Listedprice unknowncompleted16 Oct 2024
  3. Listedprice unknowncompleted16 Oct 2024

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 $578/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

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

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

Emerald in one glance

Emerald at a glance

5,844

People

$920,000

Median sale

$578/wk

Median rent

3.27%

Suburb gross yield

Median sale from 68 recorded sales (last 12 months) — a Districts calculation.

See the full Emerald report →

Keep researching

  • Why Emerald? Read the area thesis →
  • What else is on the market in Emerald →
  • Other records on Florence Ave →

Listing material

Listed by Bell Real Estate Emerald

Tranquil 4 Bedroom Retreat, in Great Location.

This Exquisite 4-bedroom, 2-bathroom (with powder room) home, set on 1 ¼ Acres of established gardens in a tranquil pocket of Emerald is a serene escape within walking distance to the township. Upon entry, a spacious, tiled foyer welcomes you, leading into a generous hallway lined with solid hardwood herringbone flooring and illuminated by skylights that bathe the home in warm, natural light.

To the left, the master retreat offers a tranquil escape with its spacious layout, large windows with picturesque views of the lush surroundings, and a beautifully tiled ensuite with luxurious double vanity. With large walk-through robes offering an abundance of storage, creating a functional and sophisticated space. Along the hallway, 3 additional, generously sized carpeted bedrooms, each with built in robes and garden views. A well designed large family bathroom and well-appointed laundry add convenience to family living.

The heart of the home is the open plan living, dining, kitchen area, where style meets functionality. The kitchen features elegant Marble island and stone benches with a breakfast bar, ample bench space, a fridge recess, stainless steel oven and dishwasher, and a spacious pantry. Expansive doors connect this area to the wrap around verandah, an idyllic space for relaxation with panoramic views. A woodfire heater, gas ducted heating ensure comfort in every season.

Read the full description

Outside, a double garage adjoins a versatile workshop/studio space with large windows, perfect for creative endeavours or additional storage. This home blends spacious indoor/outdoor living with the serene beauty of its surroundings, offering a perfect sanctuary near the heart of Emerald.

This property has it all so don’t miss out - CALL TO ARRANGE A PRIVATE INSPECTION TODAY!

Call Aaron Day 0407 365 994 or Brennan Mileto 0422 996 451.

Please note: All property details shown are correct at time of publishing. Some properties may have been sold in the preceding 24 hours and we recommend that you confirm open for inspection times with the listing agent direct or the listing office.

Listing description written by Aaron Day, Bell Real Estate Emerald — reproduced as published, not verified by Districts.

Property features

  • Built-in Robes
  • Dishwasher
  • Toilets: 2
Districts

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.