Officer at a glance
27,168
People
$730,500
Median sale
$575/wk
Median rent
4.09%
Suburb gross yield
Median sale from 52 recorded sales (last 12 months) — a Districts calculation.
VIC › Officer › Riverly Grove
$849,000–$899,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
459 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
$849,000–$899,000
Asking range · $1,850/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Officer (last 5 years) with land size have a median of $1,865/m² of land (n=43). Districts calculation from recorded sales — not a valuation.
Officer at a glance
27,168
People
$730,500
Median sale
$575/wk
Median rent
4.09%
Suburb gross yield
Median sale from 52 recorded sales (last 12 months) — a Districts calculation.
Vs Officer
+16.2%
Median sale
Suburb $730,500
-0.57 pp
Gross yield
Suburb 4.09%
Suburb median $730,500 from 52 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.
$51,801 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 Officer'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 $575/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 3.5%. 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
Officer at a glance
27,168
People
$730,500
Median sale
$575/wk
Median rent
4.09%
Suburb gross yield
Median sale from 52 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by UpHill Real Estate PakenhamFirst Home Buyers -- Take advantage of significant stamp duty savings (subject to eligibility). Please check with your solicitor and - (SRO) regarding the current eligibility criteria.
Full Turn Key package. Pay 5% deposit upon the signing the contract and balance at settlement.
From the moment you enter, the grand entryway makes a statement of refined elegance. The expansive, light-drenched interiors showcase a sleek modern design, offering an exquisite setting for sophisticated entertaining and indulgent everyday living.
The moment you step inside, you’ll be captivated by the modern interior, featuring an elegant double-door master bedroom complete with a spacious walk-in robe and a luxurious ensuite. The ensuite showcases an extended shower, floor-to-ceiling tiles, and a stylish double vanity with ample cabinetry..
As you move further through the home, you’ll be impressed by a private theatre or living room—perfect for entertaining the whole family. Three additional spacious bedrooms are serviced by a stylish central bathroom and a separate toilet. The well-appointed laundry offers dual access, complete with cabinetry, a stone benchtop, and a built-in sink. Throughout the home, you’ll find downlights and hybrid flooring extending through the hallway, bedrooms, living, and dining zones.
At the heart of the home lies an open-plan living and dining area, anchored by a centrally positioned chef’s kitchen featuring soft-close cabinetry, an expansive 40mm Caesarstone benchtop, a double undermount sink, and a walk-in pantry with ample storage. This space seamlessly flows into the generous backyard, creating the perfect indoor–outdoor connection.
Enjoy these features in your brand-new home :
- Heating and Refrigerated Cooling
- Twin shower heads to showers.
- High Ceillings throughout
- Kitchen with S/S Appliances, Walk in Pantry and Breakfast Bar
- 40mm Stone to Island Bench
- Soft close throughout
- Double Undermount Sink with Pull-out Mixer
- Twin shower heads to showers.
- Counter Basins with extended Mixers
- Vinyl Hybrid floating floorboards to home excl. wet areas and bedrooms.
• 3 Bedrooms with Built in Wardrobes
• Main Bathroom and Separate Toilet
• Laundry with Dual Access
• 2 Car Garage with Dual Access
• Front and back landscaping
• Clothesline and Letterbox
• Fencing
Once you inspect this impressive family home you will not want to leave, do not miss out on this amazing opportunity to secure your dream home within a premium location with only a short commute to many amenities:
- Arena Shopping Centre (Reject Shop, Chemist, Woolsworth, Post Office, Gym)
- Minaret College Officer Campus
- St Margaret's Berwick Grammar (Officer Campus)
- St Brigid's Catholic Primary School
- Pakenham Lakeside Primary School
- Lakeside Square shopping mall
- M1 Freeway and future freeway access
- Officer Train Station
- Berwick Grammar School
- Heritage Collage
- Beaconsfield Plaza (ALDI, Woolsworths, Post Office, Medical Centre, Restaurants)
- Lakeside square shopping Centre
*** The Property is under construction ***
**Pictures for illustration purposes **
Disclaimer: Every precaution has been taken to establish the accuracy of the above information; however, it does not constitute any representation by the vendor, agent or agency. Our floor plans are for representational purpose only and should be used as such. We accept no liability for the accuracy or details contained in our floor plans.
Listing description written by Ravi Fernando, UpHill Real Estate Pakenham — reproduced as published, not verified by Districts.