Berwick at a glance
55,751
People
No data
Median sale
$599/wk
Median rent
No data
Suburb gross yield
VIC › Berwick › Sherriff Ln
$750,000–$830,000
For sale
Asking range
4
Bedrooms
3
Bathrooms
4
Car spaces
223 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
$750,000–$830,000
Asking range · $3,363/m² of land
No recorded sale for this property.
Berwick at a glance
55,751
People
No data
Median sale
$599/wk
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$45,629 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 Berwick'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 $599/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 4.2%. 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
Berwick at a glance
55,751
People
No data
Median sale
$599/wk
Median rent
No data
Suburb gross yield
Listing material
Listed by Gill Estate Agents Gill Estate Agents BerwickWelcome to 4 Sherriff Lane, Berwick—a beautifully designed, light-filled home set within the award-winning Alira Estate. Surrounded by peaceful waterways and offering a tranquil lifestyle with no body corporate fees, this is a home that truly stands out. To fully appreciate everything on offer, a personal inspection is a must.
Thoughtfully designed for modern family living, this impressive residence features four spacious bedrooms, three fitted with built-in robes and a luxurious master suite complete with a walk-in robe and a full ensuite showcasing a double stone-top vanity and oversized shower. The home offers three separate living areas, including a formal front lounge and a generous open-plan living and dining zone that seamlessly connects to the heart of the home—a stunning kitchen fitted with stone benchtops, premium appliances, a walk-in pantry, and skylights that flood the space with natural light throughout the day.
Functionality meets style with three well-appointed bathrooms, including a downstairs bathroom with a separate toilet and an additional upstairs powder room for added convenience. High ceilings across both levels enhance the sense of space and elegance, while multiple heating and cooling systems ensure year-round comfort. A separate laundry with built-in cabinetry provides excellent storage and practicality.
Step outside to a low-maintenance backyard, complete with landscaped garden beds and paving, perfect for relaxing or entertaining without the upkeep. The remote-controlled double garage offers secure parking along with convenient rear access.
Perfectly positioned, this home allows you to enjoy scenic walks around the nearby waterways and Berwick Springs Lake, while being just moments away from leading schools such as Berwick Fields Primary School, Brentwood Park Primary School, Kambrya College, Nossal High School, Heritage College, Fleetwood Primary School, Hillsmeade Primary School and Berwick Lodge Primary School. Everyday convenience is assured with Eden Rise Village Shopping Centre and Westfield Fountain Gate nearby, along with Berwick Train Station, local bus stops, quick access to the Monash Freeway, and major medical facilities including Casey Hospital and St John of God Berwick Hospital.
This is a rare opportunity to secure a stylish, spacious, and well-located home in one of Berwick's most sought-after estates, offering the perfect balance of lifestyle, comfort, and convenience.
Disclaimer: Every care has been taken to verify the information provided. Prospective purchasers are advised to make their own enquiries.
Listing description written by Gill Harkirat, Gill Estate Agents Gill Estate Agents Berwick — reproduced as published, not verified by Districts.