Encounter Bay at a glance
5,480
People
$810,000
Median sale
$545/wk
Median rent
3.50%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
SA › Encounter Bay › Victor Ave
$540,000
Last sold
23 Feb 2023
4
Bedrooms
2
Bathrooms
4
Car spaces
445 m²
Land
169 m²
Building
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
$540,000
23 Feb 2023 · derived via latest_sale
Local land rate: recorded House sales in Encounter Bay (last 5 years) with land size have a median of $1,152/m² of land (n=121). Districts calculation from recorded sales — not a valuation.
Encounter Bay at a glance
5,480
People
$810,000
Median sale
$545/wk
Median rent
3.50%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Vs Encounter Bay
-33.3%
Median sale
Suburb $810,000
+1.75 pp
Gross yield
Suburb 3.50%
Suburb median $810,000 from 11 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
SAPlanning 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.” Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $545/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. Nearby development applications are not loaded. This lot’s own applications are a separate question. 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
UnknownNearby development applications are not loaded. This lot’s own applications are a separate question.
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
Encounter Bay at a glance
5,480
People
$810,000
Median sale
$545/wk
Median rent
3.50%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Harris South CoastBest Offer By: Friday 12 Noon, 10 February 2023 (Unless Sold Prior)
Price: $525,000 to $575,000
At last, a quality-built home that treats the crowd, ticks off those lake and bay-side lifestyle wants, and commands a corner allotment in coveted Encounter Waters Estate.
Built by G.J. Gardner Homes, this 2008 4-bedroom, 2-bathroom bay window design is sized just right for the retiree, investor, or entry-level buyer where a holiday-magic location matters most.
Tiled right through from entry for maximum ease and durability, the home rounds off with open-plan living, dining, and the clean simplicity of the neutral, functional kitchen.
With high and low cabinetry, dual sinks, an electric cook-top, dishwasher, and Puratap filtration, it joins dinner with an extra boost of cabinetry beneath its wrap of breakfast bench prep space.
And it'll be table set for a Sunday roast or summer holiday gatherings outside under the all-weather paved and gabled alfresco/pergola, while good shedding, established fruit trees, plus gated access for the boat or trailer top off the established and fully fenced backyard.
As for the carpeted bedrooms, each one is double-sized: give the teen bedroom 2, tuck the twins together in bedroom 3, work or study in flexible bedroom 4, and relax to bay- windowed master calm up front with the essential walk-in robe and ensuite.
And elevating the family bathroom spec, spa jets amp the deep bath to luxe.
Where to next? Wandering the local reserves and wetlands, rediscovering the Encounter coastline, The Bluff, Granite Island, and Franklin Parade's Beach House Café and Yilki Store all from a happy homeowner's perspective.
You'll love:
• 2008 GJ Gardner built 4-bedroom family home (or 3 & study/office)
• Dual garage with panel lift door & drive-through rear roller door access
• Private paved all-weather alfresco
• Split system R/C A/C & ceiling fans throughout
• 8 Solar Panels
• Bay window master with WIR & ensuite
• Side gate access - great for the boat/trailer
• 3-way bathroom with spa bath
• Short walk to Encounter Lakes & beach
• Easy minutes to Investigator College
• Weekend bike rides along the Encounter Bikeway
• Cafes for bites & watersports along Franklin Parade
Listing description written by Paul Price, Harris South Coast — reproduced as published, not verified by Districts.