Bonshaw at a glance
2,582
People
$590,000
Median sale
$498/wk
Median rent
4.39%
Suburb gross yield
Median sale from 45 recorded sales (last 12 months) — a Districts calculation.
$635,000–$675,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
512 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
$635,000–$675,000
Asking range · $1,240/m² of land
No recorded sale for this property.
Bonshaw at a glance
2,582
People
$590,000
Median sale
$498/wk
Median rent
4.39%
Suburb gross yield
Median sale from 45 recorded sales (last 12 months) — a Districts calculation.
Vs Bonshaw
+7.6%
Median sale
Suburb $590,000
-0.31 pp
Gross yield
Suburb 4.39%
Suburb median $590,000 from 45 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.
$38,460 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 Bonshaw'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 $498/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 4.1%. 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
Bonshaw at a glance
2,582
People
$590,000
Median sale
$498/wk
Median rent
4.39%
Suburb gross yield
Median sale from 45 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by The Roof Real EstateThe Roof Real Estate proudly presents 35 Edmund Drive, Bonshaw-a stunning, creek-facing sanctuary that masterfully blends modern design, premium craftsmanship, and effortless family functionality.
Positioned in one of Bonshaw's most desirable pockets, this exceptional four-bedroom residence showcases light-filled, spacious interiors and a thoughtfully designed floorplan. Whether you are a growing family, a professional seeking style, a downsizer looking for single-level ease, or an astute investor, this home delivers an uncompromised lifestyle.
The Residence: Sophisticated & Spacious Living
From the moment you step inside, the home welcomes you with an abundance of natural light, soaring high ceilings, and an elegant neutral color palette. Designed to cater to the dynamics of modern family life, the property features:
Multiple Living Zones: Offering the rare flexibility of separate spaces to relax, entertain, or work from home.
A Culinary Masterpiece: The designer kitchen stands as the true heart of the home, boasting premium stone benchtops, high-quality stainless-steel appliances, a generous walk-in pantry, and bespoke cabinetry.
Seamless Entertaining: The kitchen overlooks an expansive open-plan living and dining area, connecting effortlessly via sliding glass doors to the low-maintenance outdoor entertaining space-perfect for weekend BBQs or a quiet morning coffee against a scenic backdrop.
The Master Retreat: Privately zoned, the luxurious master suite features a spacious walk-in robe and a beautifully appointed, modern ensuite.
Family Accommodations: Three additional generously sized bedrooms, all equipped with built-in robes, are serviced by a pristine central family bathroom.
Premium Finishes: Complete with quality flooring, feature lighting, ducted heating, evaporative cooling, and a double remote garage with secure internal access.
The Location: Unmatched Infrastructure & Lifestyle Amenities
Beyond the front door lies a vibrant, rapidly growing community surrounded by top-tier infrastructure, ensuring everything your family needs is just minutes away:
Retail & Dining Hubs: Located just a 3-minute drive from the bustling Delacombe Town Centre (DTC), giving you instant access to Kmart, Woolworths, Bunnings Warehouse, Showbiz Cinemas, and a diverse selection of popular cafes and restaurants.
Elite Education & Childcare: Exceptionally positioned for families, with close proximity to Phoenix P-12 Community College, Delacombe Primary School, and Lumen Christi Primary School, alongside premium early learning and childcare facilities.
Nature & Recreation: Enjoy picturesque, uninterrupted views right from your doorstep with direct access to the Bonshaw Creek walking trails and nearby linear parklands-ideal for evening strolls and outdoor activities.
Seamless Connectivity: Benefit from easily accessible public transport routes and major arterial roads, placing the Ballarat CBD and Train Station just a short 10-minute drive away for an easy commute.
This is a rare opportunity to secure a premium, turn-key home in a blue-chip lifestyle location.
To arrange a private viewing or to find out more about this incredible property, contact the team at The Roof Real Estate today.
Contact on - Preet on 0435 726 228 E: preet.singh@theroofrealestate.com.au
Calvin on 0436 345 007 E: calvin@theroofrealestate.com.au
For a Due Diligence Checklist, please refer to the following link: http://www.consumer.vic.gov.au/duediligencechecklist.
DISCLAIMER: All dimensions provided are approximate. The information given is for general purposes only and does not constitute any representation by the vendor or agent.
PLEASE NOTE: Open for inspection times and property availability is subject to change or cancellation without notice. Please check with the agent or online on the day of Inspection.
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Listing description written by Calvin Sharma, The Roof Real Estate — reproduced as published, not verified by Districts.