Eltham at a glance
19,116
People
$1,282,500
Median sale
$586/wk
Median rent
2.38%
Suburb gross yield
Median sale from 92 recorded sales (last 12 months) — a Districts calculation.
$2,750,000–$2,950,000
For sale
Asking range
5
Bedrooms
2
Bathrooms
8
Car spaces
60,702.846 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
$2,750,000–$2,950,000
Asking range · $45/m² of land
No recorded sale for this property.
Eltham at a glance
19,116
People
$1,282,500
Median sale
$586/wk
Median rent
2.38%
Suburb gross yield
Median sale from 92 recorded sales (last 12 months) — a Districts calculation.
Vs Eltham
+114.4%
Median sale
Suburb $1,282,500
-1.27 pp
Gross yield
Suburb 2.38%
Suburb median $1,282,500 from 92 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.
$166,064 on top of the price (6.0% 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 Eltham'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 $586/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 1.1%. 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
Eltham at a glance
19,116
People
$1,282,500
Median sale
$586/wk
Median rent
2.38%
Suburb gross yield
Median sale from 92 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Jellis Craig ElthamAcacia Vale
Set well back from the road on approximately 15 acres (around six hectares) of Eltham’s coveted rural fringe, Acacia Vale offers something increasingly rare — true seclusion within easy reach of everything. No neighbours in sight, only established fruit trees, fragrant gardens and a stillness you feel the moment you arrive, all just ten minutes from Eltham village and forty minutes from the CBD.
Designed around the way families truly live, the residence unfolds across two distinct wings, delivering exceptional space, flexibility and connection to its natural surroundings. A dedicated adult wing provides a peaceful sanctuary, complete with a luxurious main suite featuring a designer ensuite, walk-in robe and a remarkable outdoor bath immersed in the landscape. A private study, retreat and entertaining space with a bespoke bar complete this thoughtfully zoned domain.
At the opposite end of the home, a children's wing centres around a generous rumpus room, creating an ideal haven for younger family members. Four additional bedrooms, family bathroom and flexible living spaces ensure every generation enjoys both connection and privacy. Between the two wings lies the heart of the home — a stunning chef's kitchen with premium appliances, expansive preparation spaces and seamless integration with the dining and lounge domains, where open fireplaces and garden vistas create an atmosphere of warmth and relaxation.
Beyond its beautiful aesthetics lies a property designed for genuine self-sufficiency and long-term sustainability. Extensive solar infrastructure and battery storage provide exceptional energy independence, while substantial rainwater storage, supported by a town water top-up connection, ensures reliable water security year-round. A remarkable climate-controlled wine cellar adds another layer of sophistication, offering the perfect environment for collectors and entertainers alike.
The outdoor environment is equally impressive. A spectacular solar-heated infinity-edge swimming pool and integrated spa anchor a resort-style entertaining precinct complete with expansive timber decking, a sunken lounge, fire pit and uninterrupted rural views across the surrounding landscape. Whether hosting large gatherings or enjoying a quiet evening under the stars, this extraordinary setting delivers an unforgettable lifestyle experience.
The land itself offers endless opportunity. Established fruit orchards, fenced vegetable gardens, a glasshouse, children's playground, chicken coop, multiple sheds, farm infrastructure and open pasture create a property equally suited to hobby farming, equestrian pursuits, sustainable living or simply enjoying the luxury of space. Two dams, extensive shedding, a large three-car shed and additional outbuildings further enhance the versatility of the estate.
Adding to its appeal is the exceptional location. Positioned within one of Eltham's most tightly held lifestyle pockets, Acacia Vale enjoys immediate access to the area's renowned natural attractions, including nearby walking trails, parklands and the Yarra River precinct. Eltham Village's cafés, restaurants, boutique shopping, train station and highly regarded schools are only minutes away, delivering the perfect balance between complete rural tranquillity and everyday convenience.
Five bedrooms, multiple living zones, complete privacy, remarkable infrastructure and a setting of extraordinary beauty — Acacia Vale is a lifestyle property of rare distinction and enduring appeal.
Listing description written by Aaron Yeats, Jellis Craig Eltham — reproduced as published, not verified by Districts.