Mambourin at a glance
3,784
People
$650,000
Median sale
$490/wk
Median rent
3.92%
Suburb gross yield
Median sale from 81 recorded sales (last 12 months) — a Districts calculation.
4
Bedrooms
2
Bathrooms
2
Car spaces
289 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 Mambourin (last 5 years) with land size have a median of $1,800/m² of land (n=74). Districts calculation from recorded sales — not a valuation.
Mambourin at a glance
3,784
People
$650,000
Median sale
$490/wk
Median rent
3.92%
Suburb gross yield
Median sale from 81 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 $490/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
Mambourin at a glance
3,784
People
$650,000
Median sale
$490/wk
Median rent
3.92%
Suburb gross yield
Median sale from 81 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White WerribeeNestled in the picturesque suburb of Mambourin, 39 Merula Drive offers a harmonious blend of modern living and comfortable family spaces. This beautifully designed residence features an open-plan layout, creating an inviting atmosphere perfect for relaxation and entertaining. The spacious living areas seamlessly flow into the dining and kitchen spaces, making it easy for families to connect and enjoy each other's company.
The kitchen is a true highlight, boasting 900MM kitchen appliances, contemporary design, ample storage, and an intercom system with a screen for added convenience. The adjoining dining area is ideal for family meals or hosting gatherings with friends. Large windows throughout the home flood the interior with natural light, enhancing the warm and welcoming ambiance. Energy-efficient LED lighting complements the design, ensuring a bright and eco-friendly environment.
The property features polished floorboards and quality blinds, adding a touch of elegance and practicality. Floor to ceiling tiles in the bathrooms and vaulted skylights further enhance the sense of space and light, creating a serene atmosphere throughout. To ensure year-round comfort, the home is equipped with heating and cooling, maintaining a pleasant environment in every season.
The multiple bedrooms are thoughtfully designed to provide privacy and comfort. The master suite serves as a tranquil retreat, complete with an ensuite bathroom that adds a touch of luxury to everyday living. Additional bedrooms are versatile, perfect for use as guest rooms, children's spaces, or home offices.
Safety and security are paramount, with a security alarm system in place to provide peace of mind. Outdoor living is equally impressive, featuring an astroturfed backyard and a fantastic laundry with built-in bench/storage that invites relaxation and outdoor activities. Whether hosting barbecues, enjoying a morning coffee, or watching the kids play, the outdoor space accommodates a variety of lifestyles.
Located in a family-friendly neighbourhood, 39 Merula Drive offers convenient access to Laa Yulta Primary School, Manor Lakes P-12 College, Good News Lutheran College, and Wyndham Vale Station, along with an array of parks and amenities. Residents will also benefit from the future Mambourin marketplace, with stage 1 set to be completed at the end of 2025, enhancing local services and community engagement.
This property is ready to welcome its new owners to a life of ease and enjoyment in Mambourin.
Listing description written by Jarrod Loughlin, Ray White Werribee — reproduced as published, not verified by Districts.