Kangaroo Flat at a glance
11,109
People
$630,400
Median sale
$460/wk
Median rent
3.79%
Suburb gross yield
Median sale from 115 recorded sales (last 12 months) — a Districts calculation.
VIC › Kangaroo Flat › Amara Way
$960,000
Last sold
12 Nov 2025
3
Bedrooms
2
Bathrooms
2
Car spaces
1,731 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
$960,000
12 Nov 2025 · derived via latest_sale
Local land rate: recorded House sales in Kangaroo Flat (last 5 years) with land size have a median of $930/m² of land (n=103). Districts calculation from recorded sales — not a valuation.
Kangaroo Flat at a glance
11,109
People
$630,400
Median sale
$460/wk
Median rent
3.79%
Suburb gross yield
Median sale from 115 recorded sales (last 12 months) — a Districts calculation.
Vs Kangaroo Flat
+52.3%
Median sale
Suburb $630,400
-1.30 pp
Gross yield
Suburb 3.79%
Suburb median $630,400 from 115 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 $460/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
UnknownArea
Kangaroo Flat at a glance
11,109
People
$630,400
Median sale
$460/wk
Median rent
3.79%
Suburb gross yield
Median sale from 115 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Bendigo Real EstateThis is exquisite modern living.
3 Amara Way, Kangaroo Flat - a stunning, contemporary residence offering space, style, and sophistication in a highly sought-after location.
Just five years young, this exceptional home combines modern design with practical family living, all set on an impressive 1731m² allotment with convenient rear access from Railway Street.
At the front of the home, you'll find the elegant master suite and formal living room, both showcasing soaring high ceilings that create a wonderful sense of light and space. The master suite is a true retreat, featuring an oversized layout complete with a luxurious ensuite that includes a double vanity, spacious shower, and private toilet nook.
A short step up from the front zone leads to the expansive open-plan kitchen, dining, and second living area, where everyday comfort meets contemporary design. The beautifully appointed kitchen features plentiful storage, induction cooktop, electric oven, dishwasher, and a large island bench that provides plenty of space for meal preparation and entertaining.
The remaining bedrooms are generous in size, each with built-in robes, and are serviced by a large family bathroom featuring a bath, shower, toilet, and vanity. Every space has been thoughtfully designed to balance functionality with a sense of style and comfort.
Entertaining is effortless with the stunning north-facing outdoor area that flows seamlessly from the main living space. Complete with downlights, ceiling fans, and gas connections, this alfresco zone is perfect for year-round enjoyment.
The eco-decking ensures low maintenance, giving you more time to relax while overlooking the sparkling salt-chlorinated, solar-heated pool - the ultimate backdrop for family gatherings or lazy summer afternoons.
Beyond the home, the property continues to impress with a substantial rear block of close to 1000m², accessible directly from Railway Street. This space presents an incredible opportunity to add a large shed, park caravans, boats, or trailers, or even explore the potential for a granny flat (STCA). The flexibility of this additional land makes it a truly unique and valuable feature for families, tradespeople, or investors alike.
This is convenience.
The generous 1731m² allotment offers ample space for additional parking, a shed, or future expansion. Rear access from Railway Street adds valuable convenience, enhancing the home's practicality. Ideally located right next to Lansell Square, you'll have shops, cafés, supermarkets, and public transport literally at your doorstep, making day-to-day living effortless.
3 Amara Way is more than just a home - it's a lifestyle. Modern, low-maintenance, and luxuriously appointed, this residence delivers the perfect blend of comfort, convenience, and contemporary living in one of Kangaroo Flat's most desirable pockets.
Listing description written by Justin Pell, Bendigo Real Estate — reproduced as published, not verified by Districts.
Victoria 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.