South Yarra at a glance
28,534
People
No data
Median sale
$664/wk
Median rent
No data
Suburb gross yield
VIC › South Yarra › Almeida Cres
$6,500,000–$7,100,000
For sale
Asking range
4
Bedrooms
4
Bathrooms
4
Car spaces
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
$6,500,000–$7,100,000
Asking range
No recorded sale for this property.
South Yarra at a glance
28,534
People
No data
Median sale
$664/wk
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$409,814 on top of the price (6.3% 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 South Yarra'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 $664/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 0.5%. 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
South Yarra at a glance
28,534
People
No data
Median sale
$664/wk
Median rent
No data
Suburb gross yield
Listing material
Listed by HEAVYSIDETHE PROPERTY
A breathtaking expression of sky-high luxury, this ultra-exclusive sub-penthouse delivers an unrivalled lifestyle defined by scale, sophistication and uninterrupted panoramic views. Occupying a remarkable 270° vantage point, the residence captures sweeping outlooks from St Kilda Road to the CBD skyline, across Port Phillip Bay to the Yarra Ranges, an ever-changing backdrop to everyday living.
At its heart, an expansive open-plan living, dining and family domain is wrapped in floor-to-ceiling glass, seamlessly connects to a showpiece kitchen adorned with exquisite white marble surfaces and premium Gaggenau appliances, complemented by a fully equipped butler's kitchen and separate pantry for effortless entertaining.
Accommodation is equally indulgent, led by a palatial master retreat with dual ensuites, boutique-style dressing suite and breathtaking bay views, alongside three additional bedrooms, each serviced by luxuriously appointed bathrooms finished in marble and gold accents. Complete with a statement bar, dedicated laundry, smart home automation, heating and cooling, and secure four-car accommodation, this residence sets a new benchmark for elevated inner-city living. Residents enjoy access to an exceptional suite of resort-style amenities designed to elevate everyday living, including a 24-hour concierge, indoor swimming pool, spa, sauna and fully equipped gymnasium. Entertain in style with exclusive dining rooms, a Gold Class-style cinema and alfresco terrace with BBQ facilities, while beautifully curated communal spaces create a true sense of luxury and community within this prestigious complex.
THE FEATURES
• Spectacular 270° panoramic views from bay to ranges
• Four luxurious bedrooms, including opulent master with dual ensuites
• Designer kitchen with Gaggenau appliances plus full butler's kitchen & pantry
• Marble floor-to-ceiling bathrooms with gold fittings and smart toilets
• Expansive open-plan living with full-height glazing throughout
• Custom-built bar and premium finishes including oak flooring and plush carpets
• Smart home system controlling lighting, climate and blinds
• Four secure car spaces plus access to exclusive resident amenities
THE LOCATION
Positioned within one of South Yarra's most prestigious lifestyle precincts, this residence places you at the crossroads of Chapel Street's vibrant dining and nightlife and Toorak Road's high-end retail and café culture. Enjoy effortless access to South Yarra Station with direct CBD connectivity, while the Yarra River trails and the iconic Tan are just moments away for recreation. The nearby sports and entertainment precinct including the MCG adds further appeal, while a selection of elite schooling options, boutique shopping destinations and parklands complete this world-class inner-city address.
Key lifestyle highlights:
- Big W: 200m 6mins
- Coles: 500m 10mins
- Prahran: 800m 15mins
- Woolworths: 150m 5mins
- Fuji Mart : 300m, 10min walk
- Fawkner Park: 250m, 3min walk
- Chapel Street：850m,10min walk
- St Kilda Road trams: 400m, 5min walk
- South Yarra Station: 200m, , 3min walk
- Melbourne Grammar: 650m, 8min walk
- Melbourne High School: 200m, 3min walk
- Royal Botanic Gardens: 1km, 12min walk
- MCG & Melbourne Sports Precinct: 2km
This location is particularly strong for families seeking access to Melbourne's leading schools, parks, sporting precincts, and South Yarra's retail and dining areas, with most key amenities within a 5-15 minute walk.
OC fees: $62,867.06 per annum
Council Rates: $7,156.30 per annum
Rates and Fees Disclaimer
Rates and fees are based on the Contract of Sale and Section 32 statement provided and prepared at the time of the sales campaign.
Please note that the above figures are based on the latest available information and amounts at the time of preparation. They are indicative only and may be subject to change in accordance with any revised or additional assessments, levies, charges or other amounts imposed by the relevant Owners Corporation and/or local council.
Prospective purchasers should make their own enquiries and satisfy themselves as to the current and applicable rates, fees, levies and other associated costs prior to entering into the Contract of Sale.
THE TERMS: 30|45|60 Days
Listing description written by Kristy Wang, HEAVYSIDE — reproduced as published, not verified by Districts.
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