Mambourin at a glance
3,784
People
$650,000
Median sale
$490/wk
Median rent
3.92%
Suburb gross yield
Median sale from 81 recorded sales (last 12 months) — a Districts calculation.
$655,000
Last sold
16 Aug 2025
6
Bedrooms
3
Bathrooms
2
Car spaces
413 m²
Land
238 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
$655,000
16 Aug 2025 · derived via latest_sale
Local land rate: recorded House sales in Mambourin (last 5 years) with land size have a median of $1,800/m² of land (n=73). Districts calculation from recorded sales — not a valuation.
Mambourin at a glance
3,784
People
$650,000
Median sale
$490/wk
Median rent
3.92%
Suburb gross yield
Median sale from 81 recorded sales (last 12 months) — a Districts calculation.
Vs Mambourin
+0.8%
Median sale
Suburb $650,000
-0.03 pp
Gross yield
Suburb 3.92%
Suburb median $650,000 from 81 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 $490/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
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?
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
Mambourin at a glance
3,784
People
$650,000
Median sale
$490/wk
Median rent
3.92%
Suburb gross yield
Median sale from 81 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by G&S Real Estate GroupDiscover a home that redefines family living, style and comfort. Nestled on a generous 413 sqm block, this stunning 25.7 square residence offers a harmonious blend of contemporary design and everyday functionality. Located in the blue-chip location of the promising Mambourin. 28 Merula Drive is where your dream lifestyle begins.
With a north-facing backyard, the living areas, dining area, kitchen and wide hallway are flooded with natural light, creating a warm, inviting ambience throughout the home.
Features Designed for Effortless Living
This thoughtfully designed home boasts:
• 6 spacious bedrooms, including 2 with private ensuites, offering ultimate privacy and convenience.
• 3 tiled bathrooms, exuding luxury and easy maintenance.
• 2.7m ceiling height.
• A modern kitchen with stainless steel appliances, perfect for home chefs.
• Year-round comfort with ducted heating and evaporative cooling.
• A double-car garage, ideal for vehicles, storage, and workspace.
The open-plan living and dining areas, bathed in natural light, flow seamlessly into the outdoor spaces, making this home perfect for entertaining or relaxing with family.
A Community That Feels Like Home
Located in the heart of Mambourin, this property offers unparalleled convenience:
• Easy access to Wyndham Vale Square Shopping Centre and Manor Lakes Central for all your retail and dining needs.
• Proximity to Wyndham Vale Primary and Manor Lakes P-12 College, ensuring excellent education options.
• Effortless commuting with Wyndham Vale Station and the Princes Freeway nearby, connecting you to Melbourne’s CBD in no time.
• Walking distance to the fast-growing future Mambourin Town Centre, including many proposed amenities, such as a train station, shopping square, marketplace, schools and community centre, etc.
A Lifestyle of Light, Space, and Comfort
The north-facing backyard floods the interiors with natural light and provides a serene outdoor retreat, perfect for family barbecues or quiet evenings under the stars. An exclusive residents' leisure centre offers you and your family exciting enjoyment and convenience. This home is the one that you shouldn’t miss.
Don’t miss your chance to own this exceptional opportunity. With its impeccable features, light-filled living areas, and prime location, 28 Merula Drive, Mambourin, is more than a house – it’s the perfect place to call home.
Contact Rush Zhu 0425 702 065 today to express your interest before sold! Your dream lifestyle is waiting at 28 Merula Drive, Mambourin.
Disclaimer: We have in preparing this document used our best endeavors to ensure that the information contained in this document is true and accurate, but accept no responsibility and disclaim all liability with respect to any errors, omissions, inaccuracies, or misstatements in this document. Prospective purchasers should make their own inquiries to verify the information contained in this document. Purchasers should make their own inquiries and refer to the due diligence checklist provided by Consumer Affairs. Click on the link for a copy of the due diligence checklist from Consumer Affairs. http://www.consumer.vic.gov.au/duediligencechecklist
Listing description written by Rush Zhu, G&S Real Estate Group — reproduced as published, not verified by Districts.