Lara at a glance
22,225
People
$740,000
Median sale
$514/wk
Median rent
3.61%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
VIC › Lara › Spoonbill Ct
$1,249,000–$1,299,000
For sale
Asking range
4
Bedrooms
3
Bathrooms
2
Car spaces
836 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
$1,249,000–$1,299,000
Asking range · $1,494/m² of land
No recorded sale for this property.
Lara at a glance
22,225
People
$740,000
Median sale
$514/wk
Median rent
3.61%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
Vs Lara
+68.8%
Median sale
Suburb $740,000
-1.47 pp
Gross yield
Suburb 3.61%
Suburb median $740,000 from 44 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.
$75,422 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 Lara'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 $514/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
Lara at a glance
22,225
People
$740,000
Median sale
$514/wk
Median rent
3.61%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White LaraPositioned in a quiet court location and designed with growing families in mind, this impressive residence at 5 Spoonbill Court, Lara delivers the perfect combination of space, comfort and lifestyle on a generous 836m² (approx.) allotment.
Thoughtfully designed across two spacious levels, the home offers four well-appointed bedrooms, including a luxurious master suite upstairs complete with an ensuite & walk-in robe, while a guest bedroom downstairs with its own ensuite & walk-in robe provides ideal accommodation for extended family or visitors.
A dedicated study adds flexibility for those working from home or needing additional living space.
Multiple living zones create plenty of room for the whole family to relax and entertain, while the heart of the home is the expansive kitchen featuring stone benchtops, a gas cooktop, oven, dishwasher and a large walk-in pantry.
Comfort is assured year-round with reverse cycle heating and cooling throughout the home, while solar power adds further energy efficiency.
Step outside and discover a true entertainer's paradise. The decked alfresco area is complete with a built-in BBQ with gas and water connected, overlooking the stunning in-ground swimming pool with a heat pump.
A pizza oven and dedicated fire pit area further enhance the outdoor lifestyle, creating the perfect setting for entertaining family and friends all year round.
Adding even more appeal for families and garden enthusiasts alike, the property also features a large veggie garden and greenhouse, perfect for those looking to enjoy sustainable living and fresh homegrown produce.
Completing the home is a double garage with convenient drive-through access and a spacious backyard offering plenty of room for children and pets to enjoy.
Ideally located with easy access to the freeway, Avalon Airport, local shopping centres, Lara Train Station and within walking distance to schools, this outstanding family home offers the lifestyle and convenience so many buyers are searching for.
A rare opportunity to secure a spacious and feature-packed family home in one of Lara's most desirable court locations.
Features:
• Generous 836m² block in quiet court location
• Four bedrooms plus study
• Master suite upstairs with an ensuite
• Guest bedroom downstairs with a private ensuite
• Two spacious living zones
• Reverse cycle heating & cooling throughout
• Kitchen with stone benchtops & walk-in pantry
• Dishwasher & ample storage throughout
• Double garage with drive-through access
• Decked alfresco with built-in BBQ, gas & water connected
• In-ground swimming pool with a heat pump
• Pizza oven & dedicated fire pit area
• Solar power system for energy efficiency
• Large veggie garden & greenhouse
• Walking distance to schools
• Easy access to freeway, Avalon Airport, shops & Lara Train Station
*Every precaution has been taken to establish the accuracy of the above information but does not constitute any representation by the vendor or agent.*
*Photo ID is required at all open for inspections.*
Listing description written by Matthew Wade-Taylor, Ray White Lara — reproduced as published, not verified by Districts.