Upper Plenty at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Upper Plenty › South Mountain Rd
$1,350,000–$1,390,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
10
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
$1,350,000–$1,390,000
Asking range
No recorded sale for this property.
Upper Plenty at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$81,213 on top of the price (6.0% 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.
0 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
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
Upper Plenty at a glance
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Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Buxton Outer NorthSet amongst a beautiful natural backdrop, 390 South Mountain Road, Upper Plenty presents an exceptional lifestyle opportunity for those seeking space, tranquillity and the freedom of country living. Set on approximately five acres, this unique property is perfectly suited to animal and nature lovers, offering a peaceful rural lifestyle with plenty of room for the family, animals and hobbies.
Inside, the home combines warmth, character and practicality, featuring four spacious bedrooms, two bathrooms and multiple living spaces. Beautiful polished concrete flooring flows throughout, creating a stylish, durable finish that complements the home's natural surroundings, while double-glazed windows throughout provide added comfort and efficiency.
The impressive kitchen features solid Redgum benchtops, offering warmth and character alongside ample storage and a practical layout. Matching solid Redgum benchtops continue through the bathrooms and laundry, creating a cohesive and quality finish throughout the home.
The generous master bedroom provides a peaceful private retreat, with doors opening directly onto the alfresco area and creating a beautiful connection between the bedroom and surrounding landscape. This seamless indoor-outdoor connection delivers the all-around nature feel that makes this property truly special.
Multiple living areas provide flexibility for families to spread out and relax, while the wood heater creates a warm and inviting atmosphere during the cooler months. A split-system heating and cooling system provides additional year-round comfort.
Practicality has been carefully considered, with a dedicated mud room featuring excellent storage, along with ample storage throughout the home. The two-car garage offers convenient internal access, making everyday arrivals and departures effortless.
Outside, the property truly shines. The expansive alfresco area provides the perfect setting for entertaining family and friends while overlooking the peaceful natural surrounds. Whether hosting a long lunch, enjoying an evening outdoors or simply taking in the tranquillity, this is a home designed to make the most of its setting.
For horse enthusiasts and animal lovers, the property offers an impressive 40m x 20m (approximately) horse arena, along with three paddocks featuring post-and-rail fencing. Two substantial sheds provide excellent additional storage and workspace, with both sheds featuring power and concrete flooring, while one also includes horse stable pads for added functionality.
Water is well catered for with mains water plus a substantial 75,000-litre water tank connected to irrigation around the home, helping maintain the established gardens and outdoor areas. A selection of established fruit trees further enhances the property's productive and peaceful rural atmosphere.
With approximately five acres to enjoy, this is a property that offers genuine lifestyle flexibility, space for animals, entertaining, hobbies, gardening and simply enjoying the peace and privacy of your own acreage.
390 South Mountain Road is more than just a home; it's an opportunity to embrace a lifestyle surrounded by nature, space and the comforts of modern country living.
Listing description written by Kieran Knight, Buxton Outer North — reproduced as published, not verified by Districts.