Buff Point at a glance
3,683
People
$895,000
Median sale
$543/wk
Median rent
3.15%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
NSW › Buff Point › Elouera Ave
6
Bedrooms
4
Bathrooms
2
Car spaces
929.5 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Buff Point (last 5 years) with land size have a median of $1,338/m² of land (n=110). Districts calculation from recorded sales — not a valuation.
Buff Point at a glance
3,683
People
$895,000
Median sale
$543/wk
Median rent
3.15%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
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
NSWPlanning 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.” NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $543/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. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. 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. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
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
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
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
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Area
Buff Point at a glance
3,683
People
$895,000
Median sale
$543/wk
Median rent
3.15%
Suburb gross yield
Median sale from 35 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Thompson Partners GorokanA statement in contemporary design, this luxurious home promotes effortless living with an emphasis on style, privacy and versatility. Designed to embrace the outdoors and maximise natural light, this striking residence has been expertly designed with coastal inspiration and a classic palette of crisp white, industrial and natural timber tones. Cleverly engineered with a well-conceived layout with separate living and dining areas enhanced by soaring skylit ceilings, downlights and natural timber flooring. A deluxe master suite, with huge proportions and walk-in wardrobe & ensuite features access to its own private deck to relax. Focused on entertaining, the luxurious kitchen offers a combination of size, high functionality and luxe appliances with a direct flow to huge family and alfresco living. Designed to embrace the outdoors with wide sliding doors retracting to an idyllic backyard oasis boasting travertine paved in-ground swimming pool, extra alfresco with in-built barbecue, kitchenette with sink & bar-fridge and private garden surrounds. Ample room for the whole family, with an extra two approved bedrooms with their own ensuite overlooking the resort style grounds. Completely secure, with stunning front gates, keypad entry and security system with plenty of additional off-street parking. An exceptional residence positioned moments to stunning surfing beaches, lake edge parks and coastal walks, shops, popular restaurants, cafés and schools. One of a kind, this is the area's best offering. Don't miss out.
• Striking, luxurious custom build inspired by coastal aesthetic
• Six bedrooms, four bathrooms
• Deluxe master suite with access to own private deck
• Vast layout, separate lounge & entertaining zones
• Family living with gorgeous fireplace
• State-of-the-art kitchen, island bench & premium appliances
• Soaring ceilings, sun-drenched interiors, downlights & ceiling fans
• Wide sliding doors, effortless transition to backyard oasis
• Travertine paved, in-ground swimming pool area
• Extra alfresco, built in barbecue, kitchenette & bar area
• Two approved, extra bedrooms with their own ensuite
• Extra, well-appointed study/office area
• Huge off-street parking, tandem carport
• Completely secure, front gates, keypad entry & security system
• Moments to surfing beaches, lakefront, coastal walks
• Close to popular restaurants, cafes and schools
Listing description written by Darren Gates, Ray White Thompson Partners Gorokan — reproduced as published, not verified by Districts.