North Boambee Valley at a glance
2,391
People
$1,050,000
Median sale
$779/wk
Median rent
3.86%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
NSW › North Boambee Valley › Lophostemon Dr
$900,000
Last sold
12 June 2026
3
Bedrooms
2
Bathrooms
2
Car spaces
447.5 m²
Land
141 m²
Building
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
$900,000
12 June 2026 · derived via latest_sale
Local land rate: recorded House sales in North Boambee Valley (last 5 years) with land size have a median of $1,358/m² of land (n=72). Districts calculation from recorded sales — not a valuation.
North Boambee Valley at a glance
2,391
People
$1,050,000
Median sale
$779/wk
Median rent
3.86%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Vs North Boambee Valley
-14.3%
Median sale
Suburb $1,050,000
+0.64 pp
Gross yield
Suburb 3.86%
Suburb median $1,050,000 from 15 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
NSWPlanning 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.” NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $779/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. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. 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. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
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
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
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
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Area
North Boambee Valley at a glance
2,391
People
$1,050,000
Median sale
$779/wk
Median rent
3.86%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by McGrath SawtellA statement in modern design and effortless family living, 46 Lophostemon Drive delivers a refined lifestyle in a peaceful cul-de-sac setting where quality, space and functionality come together seamlessly. From its striking street presence with contemporary finishes and clean architectural lines, to the light-filled interiors enhanced by lofted ceilings and a seamless indoor-outdoor connection, every element of this home has been thoughtfully considered. The heart of the home is a beautifully appointed kitchen overlooking expansive open-plan living and alfresco entertaining, while a private master retreat and well-zoned bedroom wing ensure comfort and flexibility for families or guests. Low-maintenance yet rich in style, this is a home that offers both immediate enjoyment and long-term appeal.
- Quiet cul-de-sac location with strong family-friendly appeal.
- Striking contemporary façade with modern architectural elements.
- Newly installed 1.8m Colorbond fencing in stylish grey tones.
- Dark concrete driveway enhancing street presence.
- Feature timber beam entry creating warmth and character.
- Wide entry hallway with large-format tiling for a sense of space.
- Light-filled open-plan living, dining and kitchen zone.
- Lofted ceilings enhancing volume and natural light.
- Seamless indoor-outdoor flow to covered alfresco area.
- Designer kitchen with 20mm stone benchtops and large island.
- 5-burner gas cooktop, electric oven and integrated dishwasher.
- Walk-in butler's pantry with additional storage.
- Private master suite with walk-in robe and stylish ensuite.
- Ensuite featuring dual basins and floor-to-ceiling tiling.
- Well-separated bedroom wing ideal for families or guests.
- Modern main bathroom with full-size bath and rain shower.
- Functional internal laundry with external access.
- Split-system air-conditioning and ceiling fans throughout.
- Covered alfresco overlooking low-maintenance yard.
- 3,000L water tank and solar hot water system.
- Secure side access and practical outdoor layout.
Listing description written by Troy Pinder, McGrath Sawtell — reproduced as published, not verified by Districts.