Grasmere at a glance
2,089
People
$2,587,500
Median sale
$370/wk
Median rent
0.74%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
NSW › Grasmere › Willoughby Circuit
$2,150,000–$2,350,000
For sale
Asking range
$1,900,000
Last sold
17 Feb 2023
4
Bedrooms
2
Bathrooms
2
Car spaces
4,815.759 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
$2,150,000–$2,350,000
Asking range · $446/m² of land
Last recorded sale $1,900,000 (17 Feb 2023).
Local land rate: recorded House sales in Grasmere (last 5 years) with land size have a median of $576/m² of land (n=21). Districts calculation from recorded sales — not a valuation.
Grasmere at a glance
2,089
People
$2,587,500
Median sale
$370/wk
Median rent
0.74%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
Vs Grasmere
-16.9%
Median sale
Suburb $2,587,500
+0.15 pp
Gross yield
Suburb 0.74%
Suburb median $2,587,500 from 8 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.
$104,129 on top of the price (4.8% 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: New South Wales 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 Grasmere'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
NSWPlanning 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.” NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $370/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. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. 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 0.9%. 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. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
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
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
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
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Area
Grasmere at a glance
2,089
People
$2,587,500
Median sale
$370/wk
Median rent
0.74%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by My Property ConsultantsNestled on an exceptional 4,839sqm block, your beautifully renovated home is where refined luxury meets the tranquillity of acreage living. Every inch of your sleek home has been thoughtfully renovated to create a lifestyle of effortless sophistication, all within one of Grasmere's most coveted pockets.
Bathed in natural light from the moment you step inside, the welcoming lounge and dining room set an elegant tone, while rich floating timber floors lead you through to the heart of the home. Your breathtaking designer kitchen takes centre stage, seamlessly overlooking the spacious family living area—crafted for both everyday comfort and unforgettable entertaining.
The lavish master suite is complete with a luxurious ensuite complete with floor to ceiling tiles and an oversized walk-in wardrobe designed to impress. Three further oversized bedrooms, each appointed with built-in wardrobes, are serviced by a beautifully renovated main bathroom, delivering style and functionality for the growing family.
Sliding doors invite you outdoors to an expansive undercover alfresco, where weekends are destined to be spent entertaining family and friends. Framed by brand-new retaining walls and striking grand feature steps, the backyard unfolds into a breathtaking expanse of lush grounds, offering endless space for children to play, future additions, or simply to embrace the peace and privacy that only acreage living can provide.
This is more than just a home—it's a lifestyle defined by luxury, space and timeless style. A rare opportunity to secure an impeccably renovated family retreat on one of Grasmere's most impressive parcels.
Combining contemporary finishes with an idyllic acreage lifestyle, this exceptional Grasmere residence is a rare opportunity to secure space, style and serenity just moments from everyday conveniences.
- Master suite complete with a fully renovated luxury bathroom featuring floor-to-ceiling tiles and a walk-in wardrobe.
- Three oversized bedrooms with built-in wardrobes.
- Beautifully renovated designer kitchen overlooking the family living area.
- Spacious light-filled lounge and dining room.
- Floating timber flooring throughout the main living areas.
- Stylishly renovated main bathroom with premium finishes complete with free standing bathtub and double basin .
- Expansive family living area ideal for everyday living and entertaining.
- Large undercover alfresco entertaining area.
- Brand-new retaining walls and grand feature steps.
- Impressive 4,839sqm parcel of land with endless space for children, pets and future additions.
- Beautifully landscaped grounds offering privacy and a peaceful acreage lifestyle.
- Fully renovated throughout with contemporary finishes and quality craftsmanship.
- Located in one of Grasmere's most sought-after acreage pockets.
** We have, in preparing this document, used our best endeavours to ensure that the information contained herein is true and accurate to the best of our knowledge. Prospective purchasers should make their own enquiries to verify the above information.
Listing description written by Shannon McDonnell, My Property Consultants — reproduced as published, not verified by Districts.