Lovely Banks at a glance
2,684
People
$794,500
Median sale
$389/wk
Median rent
2.55%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
VIC › Lovely Banks › Emmersons Rd
$1,350,000–$1,450,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
8
Car spaces
12,200 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
$1,350,000–$1,450,000
Asking range · $111/m² of land
No recorded sale for this property.
Lovely Banks at a glance
2,684
People
$794,500
Median sale
$389/wk
Median rent
2.55%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
Vs Lovely Banks
+69.9%
Median sale
Suburb $794,500
-1.05 pp
Gross yield
Suburb 2.55%
Suburb median $794,500 from 14 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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.
Pre-filled with Lovely Banks'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 $389/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 1.5%. 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
Lovely Banks at a glance
2,684
People
$794,500
Median sale
$389/wk
Median rent
2.55%
Suburb gross yield
Median sale from 14 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Area Specialist Geelong CitySet on a substantial allotment in the ever-popular Lovely Banks, 44 Emmersons Road delivers an exceptional opportunity for families seeking space, comfort, and versatility. Boasting a massive and well-thought-out floorplan, this very neat home has been partially renovated throughout, offering a blend of modern updates and practical living. Multiple living zones—including a generous rumpus room—ensure there’s plenty of space for the whole family to relax, entertain, or work from home. The central kitchen is well-positioned to service the adjoining dining and living areas, creating a functional hub for everyday living.
Accommodation is generous, with well-sized bedrooms thoughtfully positioned for privacy and convenience. The layout is ideal for growing or extended families, offering flexibility and separation when needed. The home’s design ensures natural flow between spaces, making it both comfortable and highly liveable from day one, with further potential to enhance if desired.
Step outside and you’ll be equally impressed by the extensive outdoor features. Enjoy year-round entertaining with multiple undercover areas, a spacious deck, and a dedicated spa zone—perfect for relaxing or hosting family and friends. The property also offers ample vehicle accommodation, including a garage and carport, along with plenty of additional off-street parking.
Conveniently located close to local schools, shops, parklands, and easy access to the Ring Road for commuters, this is a standout opportunity to secure a large, family-friendly home in a sought-after pocket. Whether you’re upsizing or looking for a property with room to grow, this one ticks all the boxes.
Features include:
• Multiple living zones including rumpus room
• Partially renovated throughout
• Spacious kitchen with adjoining dining area
• Undercover outdoor entertaining + deck & spa area
• Generous bedroom sizes
• Garage + carport with ample off-street parking
• Family-friendly layout on a large allotment
For more Real Estate in Lovely Banks contact your No.1 agent Ali Bandari on 0426 842 483.
Due diligence checklist: http://www.consumer.vic.gov.au/duediligencechecklist.
Disclaimer: All stated dimensions in the content and photos are approximate only.
Note: Every care has been taken to verify the accuracy of the details in this advertisement, however, we cannot guarantee its correctness. Prospective purchasers are requested to take such action as is necessary, to satisfy themselves with any pertinent matters.
Listing description written by Ali Bandari, Area Specialist Geelong City — reproduced as published, not verified by Districts.