Epsom at a glance
5,365
People
$668,000
Median sale
$483/wk
Median rent
3.76%
Suburb gross yield
Median sale from 36 recorded sales (last 12 months) — a Districts calculation.
$800,000
Last sold
17 Dec 2025
4
Bedrooms
2
Bathrooms
2
Car spaces
803 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
Last sold
$800,000
17 Dec 2025 · derived via latest_sale
Local land rate: recorded House sales in Epsom (last 5 years) with land size have a median of $998/m² of land (n=129). Districts calculation from recorded sales — not a valuation.
Epsom at a glance
5,365
People
$668,000
Median sale
$483/wk
Median rent
3.76%
Suburb gross yield
Median sale from 36 recorded sales (last 12 months) — a Districts calculation.
Vs Epsom
+19.8%
Median sale
Suburb $668,000
-0.62 pp
Gross yield
Suburb 3.76%
Suburb median $668,000 from 36 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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 $483/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.
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.
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
Epsom at a glance
5,365
People
$668,000
Median sale
$483/wk
Median rent
3.76%
Suburb gross yield
Median sale from 36 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by PH PropertyDiscover exceptional family living at 45 Garden Drive, Epsom, where space, style and convenience come together in one impressive package. Four bedrooms, two bathrooms, two living areas (including a dedicated theatre room), study, sparkling inground pool and a lush lawn are some of the highlights at this lovely home.
The property is beautifully presented, inside and out. The master bedroom located at the rear of the home features his and hers walk in robes and a huge ensuite with spa bath, oversized shower, double vanity and a separate toilet. The other three bedrooms are in a separate wing at the front of the home, all have built in robes and share the family bathroom and separate toilet.
The open plan kitchen, dining and living area is spacious and flows seamlessly to the outdoor space, where an inviting inground pool creates a private oasis ideal for warm summer days. The quality kitchen comprises of stone benchtops, electric oven, gas cooktop, dishwasher, double sink with a filtered water tap, breakfast bar and a step-in pantry. For the coffee lovers, there's the bonus of a built-in coffee machine. There is also a study nook.
The adjacent dining space is large enough for the family dining table and the living area at the rear of the home is a great place to relax with views over the rear yard and pool.
The separate theatre room is perfect for family movie nights or relaxed entertaining. It comes complete with a projector, large screen, amplifier and surround sound system.
The dedicated study room is ideal for those working from home or for after school studies. Completing the floor plan is a laundry with good storage while ducted heating and cooling keep the home comfortable throughout the year and 18 solar panels help keep the electricity bills to a minimum.
Stepping outside, there's an alfresco area, lush lawn and that beautiful sparkling inground pool, just perfect for the up coming summer. The pool is solar heated, fully fenced, has extensive paving and a shade structure so you can sit in comfort while you watch the kids in the pool.
Situated moments from Epsom Village Shopping Centre, Bunnings, child care centres, primary and secondary schools, Epsom-Huntly Recreation Reserve and just 10 minutes to Bendigo CBD, this property delivers effortless access to everyday essentials while still providing the peace and comfort of a quality residential pocket.
With its modern layout, superb amenities and unbeatable location, this is a home that promises both lifestyle and comfort for the whole family.
Call Darren today to arrange your inspection of this quality home.
Listing description written by Darren Waters, PH Property — reproduced as published, not verified by Districts.