Ferntree Gully at a glance
28,311
People
$884,000
Median sale
$576/wk
Median rent
3.39%
Suburb gross yield
Median sale from 39 recorded sales (last 12 months) — a Districts calculation.
VIC › Ferntree Gully › Carmel Ave
$650,000–$715,000
For sale
Asking range
3
Bedrooms
1
Bathrooms
3
Car spaces
393 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
$650,000–$715,000
Asking range · $1,654/m² of land
No recorded sale for this property.
Ferntree Gully at a glance
28,311
People
$884,000
Median sale
$576/wk
Median rent
3.39%
Suburb gross yield
Median sale from 39 recorded sales (last 12 months) — a Districts calculation.
Vs Ferntree Gully
-26.5%
Median sale
Suburb $884,000
+1.22 pp
Gross yield
Suburb 3.39%
Suburb median $884,000 from 39 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$39,395 on top of the price (6.1% 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Ferntree Gully'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 $576/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 4.6%. 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
Ferntree Gully at a glance
28,311
People
$884,000
Median sale
$576/wk
Median rent
3.39%
Suburb gross yield
Median sale from 39 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Ferntree GullyPositioned at the rear of a private complex, 29 Carmel Avenue, Ferntree Gully presents a comfortable and well-considered home with inviting indoor spaces, established gardens and a covered outdoor entertaining area.
A concrete pathway and small set of stairs lead to the front porch, where a security door opens into the tiled entry hallway. Immediately to the left, a carpeted bedroom features a large window and offers the flexibility to also serve as a study. A linen cupboard provides convenient storage close to the entry.
On the opposite side, the main bedroom enjoys the character of a bay window along with carpet, a ceiling fan and walk-in robe. It connects directly to the home's semi-ensuite bathroom, which also has separate hallway access for use by the rest of the household. Tiled underfoot, the bathroom incorporates a single vanity, shower and bathtub, while a separate toilet adds everyday practicality.
Further along the carpeted hallway, another bedroom includes a built-in robe with sliding doors and a ceiling fan, complemented by an additional linen cupboard for further storage.
At the heart of the home, the open-plan living, dining and kitchen area creates a central setting for daily life. The carpeted living space includes air conditioning and pendant lighting, while ducted heating extends throughout the home.
The adjoining tiled kitchen offers a breakfast bar, generous fridge space and pantry storage, together with a Chef gas oven and grill, four-burner gas cooktop, double-drawer dishwasher and sink. A sliding door from the meals and kitchen area creates an easy connection with the outdoor spaces.
The laundry area includes a laundry sink and storage, with direct access to the rear courtyard. From the meals area, the home opens to a pergola and outdoor entertaining space surrounded by neat, manicured gardens. Additional patio area add functionality, while a pathway extends around the home to a secured gate at the front.
Along the opposite side of the residence is a spacious outdoor area providing access to the double garage via its rear roller door. The garage does not provide internal access to the home.
With practical accommodation, generous storage, comfortable climate control and outdoor areas designed for relaxed use, this rear-positioned residence offers an appealing base within a well-connected Ferntree Gully setting.
Features:
• Master bedroom with semi-ensuite and walk-in robe
• Two additional bedrooms
• Double garage
• Rear garage roller door
• Front porch
• Security door
• Ducted heating
• Air conditioning
• Ceiling fans
• Open-plan living and dining
• Tiled kitchen
• Breakfast bar
• Chef gas oven and grill
• Four-burner gas cooktop
• Double-drawer dishwasher
• Separate toilet
• Multiple linen cupboards
• Pergola and outdoor entertaining area
• Manicured gardens
• Low-maintenance family living
Location:
Surrounded by parks, walking trails and everyday conveniences, the property is within walking distance of Volcano Reserve, Koolunga Native Reserve, Underwood Road bus stops and Ferntree Gully North Primary School. Dobson Park and Tim Neville Arboretum are nearby, along with Ferntree Gully Station and Ferntree Gully Village. The wider area provides access to Ferntree Gully Quarry, Llyer Reserve, St Joseph's College, St John the Baptist Primary School, Eastern Ranges School and Wattleview Primary School. Boronia Station, Boronia Village, Boronia K-12 College, Boronia Mall, Boronia Junction and Knox Leisureworks are also nearby, while the Dandenong Ranges and Chandler Park provide further opportunities to enjoy the outdoors. Westfield Knox and Mountain Gate Shopping Centre cater to larger shopping and everyday retail needs.
On Site Auction Saturday 12th of September at 1pm
Disclaimer: The information contained herein has been supplied to us and is to be used as a guide only. No information in this report is to be relied on for financial or legal purposes. Although every care has been taken in the preparation of the above information, we stress that particulars herein are for information only and do not constitute representation by the Owners or Agent.
Listing description written by Thinh Cu, Ray White Ferntree Gully — reproduced as published, not verified by Districts.