Lower Plenty at a glance
4,194
People
$1,390,000
Median sale
$574/wk
Median rent
2.15%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
VIC › Lower Plenty › Montpelier Dr
4
Bedrooms
3
Bathrooms
6
Car spaces
10,117.141 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Lower Plenty (last 5 years) with land size have a median of $1,324/m² of land (n=55). Districts calculation from recorded sales — not a valuation.
Lower Plenty at a glance
4,194
People
$1,390,000
Median sale
$574/wk
Median rent
2.15%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
ZN
Zone
LOW DENSITY RESIDENTIAL ZONE
LDRZ
Jurisdiction
Banyule
Banyule, VIC
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 67.1% of it (Vicmap Planning, retrieved 31 Aug 2026). Verify the extent against the title before relying on unaffected land.
The official layer maps a bushfire risk zone on this parcel, intersecting about 99.8% of it (Vicmap Planning, retrieved 31 Aug 2026). Verify the extent against the title before relying on unaffected land.
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 LOW DENSITY RESIDENTIAL ZONE · LDRZ (ZN). Official parcel area about 10,398 m². Dual occupancy looks constrained by site overlays or terrain. 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.
67.1% 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 10,398 m² — land size can look like optionality. What reduces it: DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 1; BUSHFIRE MANAGEMENT OVERLAY; SIGNIFICANT LANDSCAPE OVERLAY - SCHEDULE 1; DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 2-E; LAND SUBJECT TO INUNDATION OVERLAY; ENVIRONMENTAL SIGNIFICANCE OVERLAY - SCHEDULE 1; PUBLIC ACQUISITION OVERLAY - PS MAP REF PAO2; VEGETATION PROTECTION OVERLAY - SCHEDULE 1. 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 $574/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 10,398 m² — land size can look like optionality. What reduces it: DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 1; BUSHFIRE MANAGEMENT OVERLAY; SIGNIFICANT LANDSCAPE OVERLAY - SCHEDULE 1; DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 2-E; LAND SUBJECT TO INUNDATION OVERLAY; ENVIRONMENTAL SIGNIFICANCE OVERLAY - SCHEDULE 1; PUBLIC ACQUISITION OVERLAY - PS MAP REF PAO2; VEGETATION PROTECTION OVERLAY - SCHEDULE 1. 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 LOW DENSITY RESIDENTIAL ZONE · LDRZ (ZN). Official parcel area about 10,398 m². Dual occupancy looks constrained by site overlays or terrain. 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 10,398 m² — land size can look like optionality. What reduces it: DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 1; BUSHFIRE MANAGEMENT OVERLAY; SIGNIFICANT LANDSCAPE OVERLAY - SCHEDULE 1; DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 2-E; LAND SUBJECT TO INUNDATION OVERLAY; ENVIRONMENTAL SIGNIFICANCE OVERLAY - SCHEDULE 1; PUBLIC ACQUISITION OVERLAY - PS MAP REF PAO2; VEGETATION PROTECTION OVERLAY - SCHEDULE 1. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack.
Lot-level flood
Knownmedium67.1% 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
Lower Plenty at a glance
4,194
People
$1,390,000
Median sale
$574/wk
Median rent
2.15%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Morrison Kleeman Estate Agents Eltham Greensborough DoreenSOLD By Morrison Kleeman - Designed in the 80s by award-winning architects Ritter Davis, this exceptional family home, set on 2.5 acres, perfectly combines timeless architectural features with modern updates, offering an unmatched lifestyle. Nestled in beautifully landscaped gardens, the property boasts captivating views across Westerfolds Park to the Dandenongs and rare unencumbered access to the Yarra River with riparian rights for water pumping. The property is also home to diverse wildlife, including kangaroos, kookaburras, and native birds, with the peaceful sound of birds chirping adding to the tranquil ambiance of the setting.
The spacious interior offers flexible family living with expansive open-plan living and dining areas that flow seamlessly around a bespoke kitchen. The kitchen is the heart of the home, featuring quality appliances, solid timber benchtops, and abundant natural light from large windows. The living areas open out to a broad alfresco space, perfect for outdoor dining and entertaining while taking in the stunning views.
The master suite is a luxurious retreat with built-in robes and a contemporary ensuite featuring floor-to-ceiling tiles, stone tops, and dual basins. Three additional generously sized bedrooms share a luxury bathroom with a frameless shower and free-standing bath. A multi-person study nook adds practicality for family living.
Designed for relaxation and entertainment, the free-standing pool house offers the ultimate poolside haven. Almost a home in itself, it comes complete with its own bathroom and full kitchen with gas stove, oven, grill, and dishwasher. The pool itself features a state-of-the-art, low-maintenance saltwater system. An outdoor fire-pit area adds another layer of atmosphere, ideal for gathering with friends and family to enjoy the sunset.
Additional features include ducted heating and cooling, fresh paint, a two-car garage under the roofline, and a second double garage ideal for a collector or home business. Both garages are fitted with practical pallet racking, which can be retained for extra storage or removed to enhance spaciousness, depending on preference.
Located just minutes from Lower Plenty Village, Montmorency Village, private golf courses, transport options, and Westfield, this home offers the perfect balance of privacy, luxury, and convenience.
*** PHOTO ID REQUIRED AT OPEN FOR INSPECTIONS ***
Listing description written by Malcolm Perkins, Morrison Kleeman Estate Agents Eltham Greensborough Doreen — reproduced as published, not verified by Districts.