Bentleigh at a glance
19,277
People
$1,639,000
Median sale
$681/wk
Median rent
2.16%
Suburb gross yield
Median sale from 24 recorded sales (last 12 months) — a Districts calculation.
$1,750,000
For sale
Asking
4
Bedrooms
3
Bathrooms
2
Car spaces
302 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
$1,750,000
Asking · $5,795/m² of land
No recorded sale for this property.
Bentleigh at a glance
19,277
People
$1,639,000
Median sale
$681/wk
Median rent
2.16%
Suburb gross yield
Median sale from 24 recorded sales (last 12 months) — a Districts calculation.
Vs Bentleigh
+6.8%
Median sale
Suburb $1,639,000
-0.14 pp
Gross yield
Suburb 2.16%
Suburb median $1,639,000 from 24 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$103,564 on top of the price (5.9% 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.
Pre-filled with Bentleigh'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 $681/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 2.0%. 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
Bentleigh at a glance
19,277
People
$1,639,000
Median sale
$681/wk
Median rent
2.16%
Suburb gross yield
Median sale from 24 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Century 21 Property Group ClaytonThis impressive contemporary residence delivers an eye-catching blend of luxury, space and convenience.
A striking modern facade creates an immediate impression, combining clean architectural lines, floor to ceiling glazing and dark feature cladding. A secure front fence with metal picket gate enhances privacy, while low maintenance landscaping and generous off-street parking completes the home's sophisticated street presence.
High ceilings and an abundance of natural light create a sense of space throughout. Engineered hardwood timber flooring, ceramic tiles and plush wool loop carpet add warmth and texture, while LED downlights and luxurious sheer curtains elevate the interiors.
Designed to accommodate modern family living, the home features an expansive open plan living and dining area, a dedicated enclosed study, an upstairs retreat and a practical mud room.
Refrigerated heating and cooling provide year round comfort, while security cameras offer additional peace of mind. A feature staircase with illuminated timber treads, glass balustrading and chandelier lighting serves as a stunning centrepiece.
The designer kitchen has been crafted for entertaining and everyday functionality. A large stone island anchors the space, complemented by 60mm stone benchtops, a fixed-window splash back, pendant lighting and soft-close cabinetry. The butler's pantry adds valuable storage and preparation space, while premium Smeg appliances include a 900mm electric cooktop, dual built-in ovens and an integrated dishwasher.
There are four generous bedrooms, each with built-in robes. The luxurious master suite enjoys a walk-in robe and a beautifully appointed ensuite featuring full-height tiling, a frameless shower and stone-top dual vanity.
Ideal for guests or multi-generational living, the ground-floor guest suite includes its own ensuite, built in robes and private deck. The remaining bathrooms continue the home's high end finish with frameless showers, freestanding bathtubs, full height tiling and stone-top dual vanities.
Outdoors, the covered alfresco features rooftop heating, a ceiling fan and a fully equipped outdoor kitchen with BBQ, creating an outstanding space for hosting family and friends. A sunny grassed courtyard offers room for children and pets, while an external water tank adds everyday practicality.
Completing the package is a spacious laundry with storage and direct outdoor access, 3 phase power to the home, 3 phase solar and a single lock-up garage featuring its own 3 phase circuit ready for an EV charger and sleek epoxy flooring.
Set in a premium family friendly location, you'll enjoy having schools, parks, shopping and transport all just moments away.
** Inspect as advertised or by appointment **
Listing description written by Alex Vouladas, Century 21 Property Group Clayton — reproduced as published, not verified by Districts.