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 › Edinburgh St
$2,690,000
Last sold
13 Aug 2026
5
Bedrooms
5
Bathrooms
4
Car spaces
591 m²
Land
329 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
$2,690,000
13 Aug 2026 · derived via latest_sale
Local land rate: recorded House sales in Bentleigh East (last 5 years) with land size have a median of $2,233/m² of land (n=17). Districts calculation from recorded sales — not a valuation.
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
+92.1%
Median sale
Suburb $1,400,000
-1.22 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.
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.
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
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 McGrath ClaytonThe north-facing backyard floods the home with natural light, drawing the sun through a six-metre void above the family zone and down through both levels. Set on 591sqm in a tightly held Bentleigh East pocket, this brand new architecturally designed residence built for the biggest, blended or extended family - 55 squares across three living zones, where every bedroom has its own ensuite and walk-in robe.
The first-floor master domain is a retreat in its own right, with a spa-ensuite and glamorous dressing room. Downstairs, a secondary suite with a vertical-garden view gives extended family, grandparents or adult kids their own space entirely - no stairs required. In between sits a living area for every occasion: a formal lounge behind double doors, the soaring north-facing family zone, and a mezzanine lounge above it all. The entertainer's kitchen runs on a 900mm induction cooktop and oven, with a deep-fry secondary kitchen hidden behind, opening through triple-sliders to an all-weather alfresco and full-sun entertaining terrace.
∙ 55 squares of living on 591sqm (approx.)
∙ North-facing backyard drawing natural light through the home
∙ Five bedrooms, each with custom walk-in robe and fully-tiled ensuite
∙ First-floor master domain with spa-ensuite and dressing room
∙ Ground-floor secondary suite with vertical-garden view
∙ 5.5 designer bathrooms in a monochromatic black-and-white scheme
∙ Formal living, north-facing family zone under a 6m void, and mezzanine lounge
∙ Dedicated work-from-home office plus supervised upstairs study
∙ Entertainer's kitchen with 900mm induction cooktop, plus hidden secondary kitchen
∙ Triple-slider alfresco extending to a full-sun entertaining terrace
∙ Solid timber and glass staircase linking the levels
∙ Arch-detail wrought iron glass doors to the office and dressing room
∙ Glazed wine cellar, gas fireplace set within a curved feature wall
∙ 9-zone individual climate control
∙ 3.5kW solar panel system
∙ Premium stone benchtops on custom cabinetry, double-glazing with sheer curtains
∙ Oversize double garage with showroom-style hexagonal LED lighting and speckled epoxy floor
Bentleigh East rewards families who want room to grow without leaving the inner-east. Zoned for Coatesville Primary, with Mackie Road's shops, sports facilities and parklands just around the corner. Chadstone handles the weekend. The cafés and stations handle the rest. Both Monash campuses are a short bus ride away.
Homes at this scale come up rarely in Bentleigh East. Built to this standard, rarer still.
Listing description written by Jason Xi, McGrath Clayton — reproduced as published, not verified by Districts.