Waterways at a glance
2,443
People
$1,825,000
Median sale
$732/wk
Median rent
2.09%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
VIC › Waterways › Portland Pl
$2,375,000
Last sold
8 Nov 2025
5
Bedrooms
4
Bathrooms
2
Car spaces
645 m²
Land
Districts View
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
$2,375,000
8 Nov 2025 · derived via latest_sale
Local land rate: recorded House sales in Waterways (last 5 years) with land size have a median of $2,888/m² of land (n=20). Districts calculation from recorded sales — not a valuation.
Waterways at a glance
2,443
People
$1,825,000
Median sale
$732/wk
Median rent
2.09%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Vs Waterways
+30.1%
Median sale
Suburb $1,825,000
-0.49 pp
Gross yield
Suburb 2.09%
Suburb median $1,825,000 from 11 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
ZN
Zone
PUBLIC USE ZONE - OTHER PUBLIC USE
PUZ7
Jurisdiction
Kingston (Vic.)
Kingston (Vic.), VIC
Official property report
The original government planning document for this property. Sign in to view or download the PDF. Districts facts are a separate GIS extract and may not include every statement in the report.
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.
The official layer maps a flood zone on this parcel, intersecting about 24.2% of it (Vicmap Planning, retrieved 1 Sept 2026). Verify the extent against the title before relying on unaffected land.
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
VICZoned PUBLIC USE ZONE - OTHER PUBLIC USE · PUZ7 (ZN). Official parcel area about 646 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision looks constrained (often the rear or handle of the lot). This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. Funded catalyst catchments are not loaded. A TOD badge is not this product.
24.2% of the official parcel intersects the loaded flood overlay. Layer: LAND SUBJECT TO INUNDATION OVERLAY. That is a finance, insurance, and rentability screen — distinct from whether the land can be subdivided. It is not a flood certificate or an insurer quote. Flood overlay on a material share of the lot can kill a rear-lot or battleaxe subdivision story. Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Official parcel about 646 m² — land size can look like optionality. What reduces it: INCORPORATED PLAN OVERLAY - SCHEDULE 2; DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 6; LAND SUBJECT TO INUNDATION OVERLAY. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack. Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Rental
No advertised rent is recorded. Suburb median rent $732/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. Flood on or flagged for this lot can discount tenant demand versus a dry comparable.
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
This looks more like a hold-as-is house than a development site. Flood on the lot is the first thing to price.
Detail
Official parcel about 646 m² — land size can look like optionality. What reduces it: INCORPORATED PLAN OVERLAY - SCHEDULE 2; DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 6; LAND SUBJECT TO INUNDATION OVERLAY. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack.
Nearby competing dwellings and net yield are still unknown.
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.
4 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned PUBLIC USE ZONE - OTHER PUBLIC USE · PUZ7 (ZN). Official parcel area about 646 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision looks constrained (often the rear or handle of the lot). This is a screen, not a planning certificate.
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?
KnownmediumOfficial parcel about 646 m² — land size can look like optionality. What reduces it: INCORPORATED PLAN OVERLAY - SCHEDULE 2; DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 6; LAND SUBJECT TO INUNDATION OVERLAY. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack.
Lot-level flood
Knownmedium24.2% of the official parcel intersects the loaded flood overlay. Layer: LAND SUBJECT TO INUNDATION OVERLAY. That is a finance, insurance, and rentability screen — distinct from whether the land can be subdivided. It is not a flood certificate or an insurer quote.
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownNo DA adapter returned applications 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
Waterways at a glance
2,443
People
$1,825,000
Median sale
$732/wk
Median rent
2.09%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Belle Property MentoneOn the edge of Portland Lagoon, this extravagant 4 bedroom plus study 4 bathroom family waterfront sensation infuses its fabulous entertaining spaces with stunning water views. Superbly spacious, this light filled haven enjoys a double doors entry to a porcelain tiled foyer, a large study, a theatre room/5th bedroom with storage, a glamorous kitchen with Smeg appliances (two ovens and induction cooktop) and walk in pantry overlooking the impressive open plan living and dining area, and a casual family room. There's a separate laundry with adjoining store room, a mudroom with powder room and internal access to the double auto garage. Upstairs is an indulgence with 4 beautiful bedroom suites – each with walk in robes and ensuites, including the luxurious main bedroom with two walk in robes, relaxed balcony, a feature bath and vogue ensuite taking in the glistening water views, plus a vogue retreat with practical kitchenette. The north facing covered deck takes in the full vantage of the lagoon in the security of gated gardens with level lawn for endless hours of play. A slice of heaven, this spectacular home is appointed with zoned ducted heating and cooling, video intercom, a wealth of storage, quality blinds, a water tank and the double auto garage. In this tranquil family friendly locale with multiple bike and walking tracks that lead into Braeside Park, Aspendale Gardens and Mordialloc, minutes to Haileybury College, Lighthouse Christian College, Aspendale Gardens Shopping Centre, Keysborough Golf Club and the Mentone Grammar playing fields with accessible transport to Mentone's private schools.
Listing description written by Simon Wendt, Belle Property Mentone — reproduced as published, not verified by Districts.