Lara at a glance
22,225
People
$740,000
Median sale
$514/wk
Median rent
3.61%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
VIC › Lara › Moorhen Dr
$1,130,000–$1,230,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
818 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
$1,130,000–$1,230,000
Asking range · $1,381/m² of land
No recorded sale for this property.
Lara at a glance
22,225
People
$740,000
Median sale
$514/wk
Median rent
3.61%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
Vs Lara
+52.7%
Median sale
Suburb $740,000
-1.24 pp
Gross yield
Suburb 3.61%
Suburb median $740,000 from 44 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.
$68,599 on top of the price (6.1% 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 Lara'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 $514/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 2.4%. 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
Lara at a glance
22,225
People
$740,000
Median sale
$514/wk
Median rent
3.61%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White LaraPerfectly positioned on an expansive 818m2 (approx.) allotment within the prestigious Grand Lakes Estate, 23 Moorhen Drive is the family home you've been waiting for. Showcasing exceptional proportions, multiple living zones and an incredible resort-inspired backyard, this is a residence where luxury, comfort and unforgettable family memories come together.
From the moment you step inside, you'll appreciate the thoughtful design and sense of space. Created with modern family living in mind, the home offers a seamless blend of functionality and style, with multiple living areas ensuring everyone has room to relax, entertain and enjoy.
At the heart of the home lies the stunning, freshly renovated kitchen-a true centrepiece featuring quality appliances, expansive stone benchtops, an abundance of storage and a generous walk-in pantry. Overlooking the light-filled open-plan living and dining area, it's perfectly designed for busy family life while effortlessly connecting indoor and outdoor entertaining.
The luxurious master suite offers parents a peaceful retreat, complete with a spacious walk-in robe, additional built-in robes and a beautifully appointed ensuite. Positioned separately for added privacy, the remaining three generous bedrooms all feature built-in robes and are serviced by a central bathroom, while a dedicated lounge creates the ideal kids' retreat or teenage escape.
Movie nights will never be the same thanks to the impressive theatre room, your own private cinema where family and friends can gather to enjoy every blockbuster in comfort.
Step outside and discover what truly sets this property apart. The spectacular undercover entertaining area has been purpose-built for those who love to host, featuring a fully equipped kitchenette, pizza oven, electric heater and its own toilet, allowing you to entertain in every season without ever needing to head inside.
The backyard is nothing short of spectacular. Imagine long summer afternoons spent swimming in the solar and gas-heated in-ground pool, unwinding in the spa or rinsing off under the outdoor shower while the kids enjoy endless hours of fun. With secure side access providing room for a caravan, boat or trailer, this home delivers the lifestyle so many families dream of but rarely find.
Adding even further appeal is the 6kW solar system, helping to improve energy efficiency and reduce everyday running costs.
Positioned in one of Lara's most tightly held and family-friendly pockets, you'll enjoy the convenience of being just moments from beautiful parklands, scenic walking tracks, local playgrounds, childcare centres, Lara Lake Primary School, Lara Shopping Centre, cafés, Lara Train Station and easy freeway access, making commuting to both Geelong and Melbourne effortless.
Homes of this calibre, offering this level of space, quality and lifestyle, rarely become available. Whether you're entertaining family and friends, watching the children grow or simply enjoying everything this incredible home has to offer.
Key Features:
• 4 spacious bedrooms, including a luxurious master suite with walk-in robe, built-in robes & ensuite
• Newly renovated kitchen with quality appliances and large walk-in pantry
• Dedicated theatre room
• Cosy fireplace in the main living area
• Evaporative cooling throughout
• Gas ducted heating
• Expansive outdoor entertaining area
• Built-in pizza oven
• Outdoor kitchen
• Outdoor toilet for added convenience
• Electric outdoor heater for year-round entertaining
• Solar & gas-heated in-ground pool
• Relaxing spa
• 6kW solar panel system
• Side access for a boat, caravan or trailer
• Generous 818m2 allotment
• Spacious laundry with external access and linen storage
*Every precaution has been taken to establish the accuracy of the above information but does not constitute any representation by the vendor or agent.*
*Photo ID is required at all open for inspections.*
Listing description written by Matthew Wade-Taylor, Ray White Lara — reproduced as published, not verified by Districts.
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