Kincumber at a glance
7,411
People
$1,350,000
Median sale
$662/wk
Median rent
2.55%
Suburb gross yield
Median sale from 41 recorded sales (last 12 months) — a Districts calculation.
$1,380,000
Last sold
8 Aug 2024
4
Bedrooms
2
Bathrooms
2
Car spaces
754 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
$1,380,000
8 Aug 2024 · derived via latest_sale
Local land rate: recorded House sales in Kincumber (last 5 years) with land size have a median of $1,812/m² of land (n=113). Districts calculation from recorded sales — not a valuation.
Kincumber at a glance
7,411
People
$1,350,000
Median sale
$662/wk
Median rent
2.55%
Suburb gross yield
Median sale from 41 recorded sales (last 12 months) — a Districts calculation.
Vs Kincumber
+2.2%
Median sale
Suburb $1,350,000
-0.06 pp
Gross yield
Suburb 2.55%
Suburb median $1,350,000 from 41 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
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 $662/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
Kincumber at a glance
7,411
People
$1,350,000
Median sale
$662/wk
Median rent
2.55%
Suburb gross yield
Median sale from 41 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by PropertyCoWelcome to 28 Kerta Road, Kincumber, where every day feels like a luxury vacation. This isn't just a home; it's an experience, a sanctuary, a masterpiece of modern living.
Why settle for ordinary when you can have extraordinary?
Step inside this sun-drenched beauty, where every room is bathed in natural light, thanks to the wide new windows and doors. Enjoy the freshly rendered exterior and sleek Colorbond roof that offers contemporary kerb appeal.
Cook like a professional in your state-of-the-art kitchen with Caesarstone countertops, a gas 5-burner stove, soft-close drawers, dishwasher and a stylish servery window.
Live the dream with a seamless indoor-outdoor flow from your dining area to an expansive undercover living space, perfect for entertaining. The backyard is a private oasis with Merbau decking and new sandstone retaining walls, ideal for pets and ready for a pool.
Relax in style in your spacious lounge with plantation shutters and floating floors.
Three generous sized bedrooms with robes for the growing family adjacent to the modern bathroom with bath and separate toilet.
Ascend to your master retreat – a sanctuary with a study area, an additional living space, sheer floor-to-ceiling curtains a master bedroom with ample storage, and an original ensuite. Enjoy the evening sunsets relaxing on the Juliet balcony.
Located in a serene, leafy neighbourhood, 28 Kerta Road offers peace and privacy while being close to all amenities.
Extras: Ducted air conditioning, NBN, plantation shutters to the lounge area, LPG gas. Year Built 1986, Renovations 2020-2023.
Rates: $2,184.31 pa Water: $286.70 pq.
Est. Rental Return $950pwk
Don't just buy a house. Buy a lifestyle. Call Chantel Laing today on 0410 433 213 for further information and make 28 Kerta Road your new address.
Listing description written by Chantel Laing, PropertyCo — reproduced as published, not verified by Districts.