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.
VIC › Emerald › Belgrave Gembrook Rd
$1,132,000
Last sold
5 Aug 2024
3
Bedrooms
2
Bathrooms
2
Car spaces
9,307.77 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
$1,132,000
5 Aug 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.
Vs Emerald
+23.0%
Median sale
Suburb $920,000
-0.61 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 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 $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.
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
UnknownArea
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.
Listing material
Listed by Bell Real Estate EmeraldAptly named, ‘Hidden Valley’, this property is everything it promises and more!
Perfectly located just 2km to Emerald Township, 420m walk to the Paradise Valley Hotel with its great meals and atmosphere, and with easy access to Belgrave or Wellington Rd, this 2.3 Acre property is nestled among the Hills in its own private oasis with Menzies Creek and Puffing Billy running along the boundary. The driveway curls around established gardens, peppered with mature Conifers and Japanese Maples, to the 3-bedroom, multi-level home which has been thoughtfully designed to capture the best views of the stunning landscape.
The wide tiled foyer leads into an inviting formal lounge room with toasty wood heater for that cosy feel on those cold winter days and split system providing heating and cooling and a ceiling fan for year round comfort and convenience. Opposite the formal lounge is the Master bedroom, with walk-in robe, ensuite, ceiling fan and split system heating/air conditioning. A wide, short staircase leads to the second level of the home, where the landing has outdoor access to a large, pergola, perfect for entertaining and for the kids and fur family to play. Two spacious, robed bedrooms with ceiling fans are also located on this level, in addition to a large laundry with plenty of storage, separate toilet, and a delightfully modern and bright main bathroom with huge shower and bath.
The top level features the family living zone with air conditioning, a huge ceiling fan, pitched ceilings and access to the impressive balcony which runs the length of the home and provides the most breath-taking views of the Hills in the distance and the gardens below. The large galley style kitchen features timber bench tops, breakfast bar and stainless-steel appliances, and has an abundance of bench space with views over the gardens for a joyful cooking experience. Meals can be served in the adjoining dining area or through its own glass doors to the balcony and enjoyed with a chilled drink as the sun goes down.
The grounds themselves are 2.3 acres of fenced paddocks with large sheds for animal shelter, feed storage, machinery, and breeding tubs for hens, chicks and ducklings. There is an additional smaller area next to the home fenced off for the domesticated pets. Add to this a woodshed, a potting shed, and an enclosed, raised veggie patch & established orchard for the avid gardener, making this property the ultimate working hobby farm. In addition to the double lock up garage for the cars, there is also another huge shed with concrete floors and power, perfect for tinkering the days away, and to top it off there is 10kW of solar with 14.2kW battery backup to offset today’s cost of living. battery backup to offset today’s cost of living.
This property has it all so don’t miss out - CALL TO ARRANGE A PRIVATE INSPECTION TODAY! Call Samantha Scott 0438 680 032
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 Samantha Scott, Bell Real Estate Emerald — reproduced as published, not verified by Districts.
Victoria 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.