The Patch at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › The Patch › Portman Rd
$795,000–$870,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
1,376 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
$795,000–$870,000
Asking range · $578/m² of land
No recorded sale for this property.
The Patch 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.
$48,435 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.
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
UnknownArea
The Patch at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Bell Real Estate OlindaLife in The Patch has a way of slowing things down in the best possible way - birdsong in the background, gardens that change with the seasons, and a home that feels instantly at ease within it all. Set on a generous 1376 Sqm block, this single-level brick residence offers a lifestyle that’s deeply private and beautifully connected to the landscape.
Arriving via a sealed drive, there’s a sense of practicality from the outset - double carport, extra space for a trailer or caravan - everything considered before you’ve even stepped inside. The home itself is solid, light-filled and refreshingly uncomplicated.
Polished floorboards guide you through the interior, catching the light as you move from space to space. The beautifully updated kitchen sits at the centre, overlooking the meals zone and fitted with updated stainless-steel appliances, stone benches and a Tasmanian Oak topped central island - the kind of layout that keeps you connected, whether it’s weekday dinners or entertaining. From here, bi-fold doors open into a spacious lounge and dining area, a flexible zone that can be closed off for quiet evenings or opened up for a more social flow.
Step outside and the rhythm shifts again. A generous deck stretches out to meet the gardens, offering a front-row seat to greenery that feels both established and ever-changing.
The accommodation is thoughtfully zoned along a hallway, with four bright bedrooms providing space for families, guests or a work-from-home setup. The main bedroom enjoys an updated ensuite with rain shower, while the central bathroom has been beautifully renovated - fresh, modern and ready to enjoy.
Outdoors, the gardens invite a slower pace. Terraced and fully fenced, they unfold in layers -meandering paths, maples and tree ferns, pockets of lawn for play or pause. There’s a firepit zone ready for evening gatherings and plenty of room to add your own touches over time.
With a peaceful yet convenient location just minutes from The Patch Primary and Monbulk’s shops and cafés - plus a warm, neighbourly street that comes together each year for a Christmas celebration - this is a home that offers both comfort and connection.
At a glance:
- Approximately 1376 Sqm of gently terraced land in a sought-after locale
- Quality single-level brick home with practical, family-friendly layout
- Solid foundations with concrete stumps
- Sealed driveway with double carport plus additional parking for caravan/trailer
- Polished floorboards throughout main living areas and skylights for natural light
- Open-plan kitchen with stainless steel appliances (new gas cooktop and rangehood) overlooking meals zone, stone benches and timber-topped island
- Flexible lounge/dining with bi-fold doors for open or closed living options
- Four light-filled bedrooms, including main with updated ensuite
- Stylishly renovated central bathroom
- Expansive deck with peaceful garden outlooks
- Terraced, fenced gardens with maples, tree ferns and usable lawn pockets
- Firepit zone for relaxed outdoor gatherings, grapefruit and cumquat trees
- Double carport plus huge under house workshop/storage area
- Updated ducted heating system and four new split systems for year-round comfort
- Updated electrics, two rainwater tanks and connected to mains water and sewerage
- Three minutes to The Patch Primary School, four minutes to Monbulk shops and cafés
Disclaimer: All information provided has been obtained from sources we believe to be accurate, however, we cannot guarantee the information is accurate and we accept no liability for any errors or omissions (including but not limited to a property's land size, floor plans and size, building age and condition) Interested parties should make their own enquiries and obtain their own legal advice.
Listing description written by Amanda Rakusic, Bell Real Estate Olinda — reproduced as published, not verified by Districts.
Victoria 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.