Manor Lakes at a glance
15,798
People
$657,389
Median sale
$471/wk
Median rent
3.73%
Suburb gross yield
Median sale from 160 recorded sales (last 12 months) — a Districts calculation.
VIC › Manor Lakes › Amaretto Circuit
$726,500
Last sold
4 Dec 2025
4
Bedrooms
2
Bathrooms
2
Car spaces
448 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
$726,500
4 Dec 2025 · derived via latest_sale
Local land rate: recorded House sales in Manor Lakes (last 5 years) with land size have a median of $1,521/m² of land (n=115). Districts calculation from recorded sales — not a valuation.
Manor Lakes at a glance
15,798
People
$657,389
Median sale
$471/wk
Median rent
3.73%
Suburb gross yield
Median sale from 160 recorded sales (last 12 months) — a Districts calculation.
Vs Manor Lakes
+10.5%
Median sale
Suburb $657,389
-0.36 pp
Gross yield
Suburb 3.73%
Suburb median $657,389 from 160 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 $471/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
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
Manor Lakes at a glance
15,798
People
$657,389
Median sale
$471/wk
Median rent
3.73%
Suburb gross yield
Median sale from 160 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by YPA POINT COOKYPA Point Cook is proud to present this stunning family residence at 32 Amaretto Circuit, Manor Lakes — a home that delivers elegance, comfort, and functionality in equal measure. Strategically positioned in one of Manor Lakes' most sought-after pockets, this property offers a perfect blend of modern convenience and timeless appeal, making it an ideal choice for families, professionals, and savvy investors alike.
From the moment you arrive, the home's attractive façade, landscaped frontage, and fully decked porch create an immediate impression of quality and warmth. Step inside and you'll be greeted by a wide hallway that sets the tone for the space, light, and sophistication found throughout.
This home's floor plan has been meticulously crafted to maximise liveability, privacy, and flow. Offering four generously proportioned bedrooms, multiple living zones, a study nook, and a seamless indoor-outdoor connection, it caters perfectly to both everyday family life and entertaining on a grand scale.
The master bedroom is positioned at the front of the home for peace and privacy. With two walk-in robes (WIR 1 & WIR 2), you'll have ample storage and organisation space. The private ensuite features quality fixtures, a sleek vanity, and an oversized shower — creating a serene retreat where you can start and end your day in comfort.
Bedrooms 2, 3, and 4 are all generously sized and fitted with built-in robes (floor-to-ceiling in two of the rooms), ensuring every family member has their own space. They are serviced by a central bathroom that boasts a shower, a full-size bathtub, and a separate toilet for added convenience.
This home truly stands out for its abundance of living space.
• Formal Living Room: Located near the front of the home, perfect for greeting guests or enjoying a quiet moment.
• Games / Rumpus Room: Positioned centrally and easily adaptable for a home theatre, playroom, or additional lounge area.
• Expansive Family & Meals Area: The heart of the home, filled with natural light and offering direct access to the alfresco and backyard.
Dedicated Study Space
Whether you work from home, run a business, or need a quiet space for the kids' homework, the dedicated study nook offers functionality without compromising on style.
Gourmet Kitchen with Butler's Pantry
The kitchen is a true showpiece — modern, spacious, and practical. It features:
• Stone benchtops and a large island breakfast bar.
• Quality stainless steel appliances, including a gas cooktop, oven, dishwasher, and rangehood.
• A full butler's pantry with additional preparation space, storage, and direct access to the laundry for everyday efficiency.
• Ample cabinetry for all your storage needs.
This is a kitchen designed for those who love to cook and entertain, offering both style and function.
Step outside from the family/meals area into the fully decked alfresco — ideal for summer BBQs, weekend brunches, or evening drinks. The backyard is generous, with plenty of lawn space for kids and pets, and the side yard offers additional flexibility for storage or gardening.
Premium Features & Inclusions
This home has been carefully appointed with features that enhance comfort, efficiency, and style:
• Ducted heating and evaporative cooling for year-round climate control.
• Solar panels to reduce energy bills.
• Quality flooring and finishes throughout.
• Wide hallway and high ceilings for a sense of openness.
• Fully decked porch for a welcoming entry.
• Internal access to the double garage for security and convenience.
Lifestyle & Location
Living in 32 Amaretto Circuit means enjoying the best of Manor Lakes right at your doorstep:
• Education: Close to Manor Lakes P-12 College, Wyndham Vale Primary School, and other reputable schools.
• Transport: Minutes from Wyndham Vale Train Station and easy freeway access for a smooth commute.
• Shopping & Amenities: Manor Lakes Shopping Centre, cafes, restaurants, and essential services all nearby.
• Recreation: Parks, walking trails, and sporting facilities to keep the whole family active and entertained.
Why This Home is Perfect for You
Whether you're looking for a move-in-ready family home, a stylish upgrade, or a property in a highly desirable location, this residence ticks all the boxes. With its blend of modern design, generous proportions, and quality inclusions, it's ready to provide years of comfort and enjoyment.
Key Highlights:
• 4 Bedrooms (Master with 2x WIR & ensuite)
• 2 Bathrooms plus separate toilet
• Multiple living zones including formal lounge & games room
• Dedicated study nook
• Gourmet kitchen with butler's pantry & stainless steel appliances
• Fully decked alfresco & spacious backyard
• Ducted heating, evaporative cooling & solar panels
• Double garage with internal access
• Premium Manor Lakes location
Move-In Ready: No waiting, no stress – simply collect the keys and start living your dream!
Don't miss the opportunity to make this stunner your own.
Please Call Kash Mahajan & Manjot Bawa 0452509646 for more information.
This is a prestigious location close to parklands, wetlands and walking distance to the shops. It also offers proximity to quality childcare facilities and is situated within the prestigious schools. It is close to medical facilities shares easy public transport access and is situated right near the freeway, saving time.
Photo ID required for all inspections.
http://www.consumer.vic.gov.au/duediligencechecklist
DISCLAIMER: All stated dimensions are approximate only. Particulars given are for general information only and do not constitute any representation on the part of the vendor or agent.
Listing description written by Kash Mahajan, YPA POINT COOK — reproduced as published, not verified by Districts.