Bentleigh East at a glance
32,378
People
$1,400,000
Median sale
$686/wk
Median rent
2.55%
Suburb gross yield
Median sale from 37 recorded sales (last 12 months) — a Districts calculation.
VIC › Bentleigh East › Orloff St
$1,680,000–$1,710,000
For sale
Asking range
4
Bedrooms
3
Bathrooms
2
Car spaces
359 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
$1,680,000–$1,710,000
Asking range · $4,680/m² of land
No recorded sale for this property.
Bentleigh East at a glance
32,378
People
$1,400,000
Median sale
$686/wk
Median rent
2.55%
Suburb gross yield
Median sale from 37 recorded sales (last 12 months) — a Districts calculation.
Vs Bentleigh East
+20.0%
Median sale
Suburb $1,400,000
-0.43 pp
Gross yield
Suburb 2.55%
Suburb median $1,400,000 from 37 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.
$99,714 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Bentleigh East'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 $686/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 2.1%. 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 East at a glance
32,378
People
$1,400,000
Median sale
$686/wk
Median rent
2.55%
Suburb gross yield
Median sale from 37 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by OBrien Real Estate BentleighThis breathtaking brand new build commands attention from every angle. Arriving at 4A Orloff Street, you are greeted by a striking architectural facade punctuated by soaring floor-to-ceiling windows, a first impression that sets the tone for everything within.
Step through a clear glass entry into a foyer that is a destination in its own right. Warm engineered timber floors unfold beneath your feet, drawing you along an elegant hallway toward the rear of the home, a journey that reveals considered luxury at every turn.
The open plan living, dining and kitchen is a masterclass in light and space. A considered combination of natural light, downlights and feature lighting creates an atmosphere that shifts seamlessly from morning calm to evening elegance. A long glass splashback frames your connection to the outdoors, while soaring rear ceilings flood the space with sunshine, softened beautifully by floor-to-ceiling sheers.
Imagine welcoming guests into this home, champagne in hand, the room alive with warmth and conversation. A generous island bench takes centre stage, with an integrated Smeg dishwasher discreetly tucked beneath. The thoughtful use of stone carries through to the butler's pantry, a space that will speak directly to those who appreciate functional simplicity and uncompromising quality of design.
Fully integrated Smeg appliances, including fridge, freezer and induction cooktop, complete a kitchen that is as extraordinary to cook in as it is to admire.
Discreetly positioned yet impeccably appointed, the laundry and mudroom continues the home's signature use of stone benches, timber shelving and generous storage, practicality delivered without compromise.
A sculptural central stairwell with underlit rails gracefully climbs to the upper level, its form as beautiful as its function. Nearby, a powder room and ground floor bedroom, complete with mirrored robes and a refined ensuite, have been thoughtfully placed for effortless everyday living.
Upstairs, three further bedrooms offer genuine space and serenity. Two are appointed with mirrored robes, while the master suite commands its own wing, a full wall of floor-to-ceiling cabinetry offers a wardrobe fit to house a considered collection.
The master ensuite is a sanctuary of its own, featuring a double vanity and bespoke feature lighting. The separate family bathroom, anchored by a freestanding bath, invites the kind of unhurried mornings you have always imagined.
To complement the quality build, Orloff St is situated in a prime Bentleigh East location walkable to to Centenary Park and Centre Rd, where you'll find cafes, supermarkets and boutiques. Bentleigh Secondary College is closeby and just a little further are a number of private school options, Brighton's beaches and shopping centres such as Southland and Chadstone.
Listing description written by Harrison Mosley, OBrien Real Estate Bentleigh — reproduced as published, not verified by Districts.