Belgrave at a glance
3,862
People
$910,000
Median sale
$628/wk
Median rent
3.59%
Suburb gross yield
Median sale from 42 recorded sales (last 12 months) — a Districts calculation.
$780,000–$850,000
For sale
Asking range
3
Bedrooms
1
Bathrooms
2
Car spaces
1,012 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
$780,000–$850,000
Asking range · $771/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Belgrave (last 5 years) with land size have a median of $746/m² of land (n=136). Districts calculation from recorded sales — not a valuation.
Belgrave at a glance
3,862
People
$910,000
Median sale
$628/wk
Median rent
3.59%
Suburb gross yield
Median sale from 42 recorded sales (last 12 months) — a Districts calculation.
Vs Belgrave
-14.3%
Median sale
Suburb $910,000
+0.60 pp
Gross yield
Suburb 3.59%
Suburb median $910,000 from 42 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.
$47,499 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 Belgrave'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 $628/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 4.2%. 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
Belgrave at a glance
3,862
People
$910,000
Median sale
$628/wk
Median rent
3.59%
Suburb gross yield
Median sale from 42 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Ferntree GullyNestled in the heart of the Dandenong Ranges, this beautifully renovated residence delivers a modern lifestyle immersed in nature, with captivating treetop views enjoyed from every room.
Designed to maximise light and space, the home showcases vaulted ceilings throughout, creating an impressive sense of openness across the thoughtfully designed split-level floorplan. The open-plan kitchen and meals area overlooks the inviting living zone via a striking glass balustrade, offering seamless connection between the home's entertaining spaces.
At the centre of the home, the stylish kitchen combines warmth and functionality with timber cabinetry, stone benchtops, a waterfall island breakfast bar, finger-tiled splashback, LED strip lighting beneath the overhead cabinetry, an integrated rangehood, ample pantry storage, black tapware, gas cooktop, electric oven and a Crystal dishwasher. Positioned alongside, the well-appointed laundry continues the same premium finishes with matching cabinetry, stone benchtops, finger-tiled splashback, generous sink and black mixer tap.
The spacious living area is bathed in natural light through expansive windows and features a wood fireplace with practical storage beneath the staircase, complemented by split system heating and cooling for year-round comfort. A swing door provides direct access to the balcony, creating a wonderful place to relax while overlooking the generous backyard and tranquil surrounds.
Accommodation includes multiple bedrooms, each appointed with vaulted ceilings, LED downlights and built-in robes. A versatile study offers flexibility to serve as an additional bedroom, home office or creative space to suit changing needs.
The bathroom have been thoughtfully renovated with quality finishes including underfloor heating, premium stone, floor-to-ceiling tiled shower, shower niche, rainfall shower, handheld shower, freestanding bathtub and contemporary fixtures, creating a luxurious everyday experience.
Occupying approximately 1012 square metres, the property offers a spacious backyard extending to a peaceful bamboo grove, providing a wonderful connection to the surrounding landscape. A carport completes the home's practical features.
Additional highlights include dimmable LED downlights throughout, floating timber-look flooring, extensive glazing to capture the natural outlook and a contemporary palette that complements the surrounding hills environment.
Offering a blend of modern comfort, quality renovations and a peaceful Dandenong Ranges setting, this inviting home presents an exceptional opportunity to enjoy relaxed family living close to nature.
Features:
• Fully renovated home
• Approximately 1012sqm allotment
• Carport
• Treetop views from every room
• Spacious backyard
• Bamboo garden area
• Balcony overlooking the backyard
• Open-plan living and meals
• Vaulted ceilings throughout
• Floating timber-look flooring
• Wood fireplace
• Split system heating and cooling
• Stone waterfall island bench
• Gas cooktop
• Electric oven
• Crystal dishwasher
• Integrated rangehood
• Underfloor heating to bathroom
• Dimmable LED downlights
Location:
Positioned in the heart of the Dandenong Ranges, this home enjoys easy access to an outstanding selection of parks, walking trails and local amenities. Pound Creek Track, Sir Pine Avenue Reserve and Violet Larsen Reserve are all within walking distance, while nearby attractions include Ferny Creek Linear Reserve, Sherbrooke Forest, Sherbrooke Falls, Lyrebird Walk and Treetops Adventure. Everyday convenience is provided by Belgrave Village, Upwey Village, McAlister Tavern, Belgrave Station, Upwey Station, Tecoma Station and the iconic Puffing Billy Railway. Families will also appreciate the proximity to Tecoma Primary School, Upwey Primary School, Upwey High School, Selby Primary School and Mater Christi College.
On Site Auction Saturday 15th of August at 11am
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 Connor Pinnington, Ray White Ferntree Gully — reproduced as published, not verified by Districts.