Mount Eliza at a glance
19,110
People
No data
Median sale
$780/wk
Median rent
No data
Suburb gross yield
VIC › Mount Eliza › Rutland Ave
$1,950,000
For sale
Asking
4
Bedrooms
2
Bathrooms
2
Car spaces
816 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
Asking
$1,950,000
Asking · $2,390/m² of land
No recorded sale for this property.
Mount Eliza at a glance
19,110
People
No data
Median sale
$780/wk
Median rent
No data
Suburb gross yield
$114,564 on top of the price (5.9% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Victoria schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Pre-filled with Mount Eliza's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
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 $780/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.
Gross yield if leased at the suburb aggregate is 2.1%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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
Mount Eliza at a glance
19,110
People
No data
Median sale
$780/wk
Median rent
No data
Suburb gross yield
Listing material
Listed by Hive RealtyMorning light filters through the trees as you turn into your quiet street in beachside Mount Eliza. The air is still, the bay is just down the road, and the Ranelagh Estate has that settled feel that comes from people staying for years, not seasons.
Your home sits comfortably here. A fully renovated four-bedroom sanctuary on one easy level, designed so you can live peacefully and breathe easily. Solid Tasmanian oak boards run underfoot, neutral in tone and finished with low VOC timber seal. Walls are painted in Dulux Zero for a clean, gentle interior. Every room has its own air conditioning, and the solar panels quietly pull their weight, keeping running costs down while you get on with life.
At the centre of the home, the open plan living and dining area is where the day begins. For couples, it might be early coffee, the news on in the background and doors open to let in the coastal air. For families, it is breakfast plates, school notes on the bench and children moving in and out to the garden. Either way, this is the natural gathering place.
When you want a quieter moment, the separate formal lounge is waiting. It is an ideal space to read, work from home or pour a drink at the end of the day. With the gardens as a backdrop, it feels like a private sitting room rather than just another living zone.
Step outside and the pace changes again. Professionally landscaped gardens wrap around the home and give every room a green outlook. There are structure and colour through the year, yet the planting feels relaxed rather than fussy. The organic vegetable patches sit in their own sunny corner, ready for herbs and seasonal produce, and toxin free planting mirrors the healthy choices made inside the home. Children can explore on the lawn while adults sit nearby, or couples can use the space for outdoor dining and quiet evenings as the light fades over glimpse of the bay.
Weekends fall into an easy rhythm. A short walk takes you through the leafy streets of Ranelagh to the beach. Sand underfoot, swimmers and paddle boards in the water, coffee from the village on the way home. The Ranelagh Club adds another layer to daily life, with tennis, sailing, access to beach boxes and social events all part of the local routine. It is the kind of community where you get to know faces quickly and absence is noticed.
For families, school runs are straightforward. Some of the Peninsula’s most respected schools, including Peninsula Grammar and Toorak College, are within easy reach. For couples, these schools help underpin the long-term strength of the area and the depth of buyer demand. Mount Eliza Village is close for groceries, services and a choice of cafes and dining. When you need to head further, access to the Nepean Highway and Peninsula Link is simple, placing Melbourne and the wider Mornington Peninsula within comfortable reach.
As the day draws to a close, you come back to the same quiet street, filtered light through established trees and a home that feels calm the moment you step inside. It is an address that works just as well for a professional couple as it does for a growing family. A renovated, low maintenance home in a tightly held beachside pocket of Mount Eliza, within the character filled Ranelagh Estate.
The information contained in this advertisement has been supplied by the vendor and is reproduced in good faith. Hive Realty Pty Ltd has not verified and makes no representation, express or implied, as to the accuracy or completeness of the information. Prospective purchasers must rely on their own enquiries and are advised to obtain independent legal, financial and building advice prior to purchase. Hive Realty Pty Ltd | Licensed Estate Agent | ABN 69 679 691 439
Listing description written by Catherine Buchan, Hive Realty — reproduced as published, not verified by Districts.