Gisborne at a glance
11,514
People
$970,000
Median sale
$642/wk
Median rent
3.44%
Suburb gross yield
Median sale from 144 recorded sales (last 12 months) — a Districts calculation.
5
Bedrooms
2
Bathrooms
4
Car spaces
820 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Gisborne (last 5 years) with land size have a median of $1,061/m² of land (n=119). Districts calculation from recorded sales — not a valuation.
Gisborne at a glance
11,514
People
$970,000
Median sale
$642/wk
Median rent
3.44%
Suburb gross yield
Median sale from 144 recorded sales (last 12 months) — a Districts calculation.
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 $642/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
Gisborne at a glance
11,514
People
$970,000
Median sale
$642/wk
Median rent
3.44%
Suburb gross yield
Median sale from 144 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Kennedy & Hunt Real EstateSet on an expansive 820m2 (approx.) allotment in the popular Willow Estate, 32 Arran Street delivers a near-new residence that epitomises contemporary family living. With its sleek design, sophisticated finishes, and generous layout, this home is the perfect fusion of modern elegance and everyday functionality.
From the moment you step inside, the wide entry, soaring ceilings, and minimalist interiors create an immediate sense of space that flows seamlessly throughout. Thoughtfully designed to meet modern lifestyles, the property effortlessly caters to the needs of growing families, remote working professionals, or multi-generational living.
The modern kitchen is a showstopper, complete with stone benchtops, a spacious butler's pantry with LED lighting, and top-of-the-line stainless steel appliances. This culinary space combines style and substance, offering plenty of room to create, cook, and entertain. Overlooking the open-plan dining and living zones, and flowing directly to a covered alfresco area, this space is ideal for hosting family and friends in comfort and style.
The floor plan offers four generously sized bedrooms, with the layout providing privacy and versatility. The sophisticated master suite at the front of the home boasts a luxurious ensuite, dressing room, and calming finishes. The remaining bedrooms, all with built-in robes, are positioned at the rear and serviced by a sleek, deluxe family bathroom and separate powder room.
A fifth bedroom offers added flexibility - ideal for guests or extended family, or perfect for those looking for a dedicated study space.
Technology and convenience are at the forefront, with upgraded electrical and lighting packages, including a comprehensive security system, LED lighting, hardwire data points and surround sound system cabling provisions.
Comfort is assured year-round with ducted heating and cooling, while the landscaped backyard-complete with exposed aggregate concrete entertainment areas and paths -delivers a minimalist, low-maintenance outdoor space ready to enjoy.
Car lovers, tradies or hobbyists, will be impressed by the drive through double garage leading to a massive shed (10m x 6m approx.) – a rare find in Willow Estate. Fully equipped with epoxy flooring, three-phase power, heating/cooling, its own Wi-Fi network and space for 4-6 vehicle; the possibilities are endless.
Located within metres of Rothschild Road Kindergarten and Willowbank Primary, and minutes away from Gisborne's vibrant town centre, this home is the complete package – stylish, practical and ready for its next chapter.
Make this stunning property your new home today! Contact Kallin Trotman on 0490 754 711 to arrange an inspection.
**PHOTO ID REQUIRED AT INSPECTIONS**
DISCLAIMER: All 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. All prospective buyers must undertake their own due diligence.
Consumer Affairs Due Diligence Checklist:
https://www.consumer.vic.gov.au/housing/buying-and-selling-property/checklists/due-diligence
Listing description written by Kallin Trotman, Kennedy & Hunt Real Estate — reproduced as published, not verified by Districts.