Research at a glance
2,833
People
$1,571,125
Median sale
$617/wk
Median rent
2.04%
Suburb gross yield
Median sale from 20 recorded sales (last 12 months) — a Districts calculation.
VIC › Research › Ingrams Rd
4
Bedrooms
2
Bathrooms
4
Car spaces
5,122 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Research (last 5 years) with land size have a median of $911/m² of land (n=54). Districts calculation from recorded sales — not a valuation.
Research at a glance
2,833
People
$1,571,125
Median sale
$617/wk
Median rent
2.04%
Suburb gross yield
Median sale from 20 recorded sales (last 12 months) — a Districts calculation.
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 $617/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
Research at a glance
2,833
People
$1,571,125
Median sale
$617/wk
Median rent
2.04%
Suburb gross yield
Median sale from 20 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Morrison Kleeman Estate Agents Eltham Greensborough DoreenSOLD By Morrison Kleeman - Upon arrival at the property for an inspection, please feel free to drive down to the property and park near the home.
Whisper-quiet, with only the sound of tranquil birdlife around you, and intimately connected to the beautiful, established gardens and rolling lawns that frame it, Acacia Mews is an impressive example of Merchant Builders' design and craftsmanship, delivering flawless family living!
Nestled on a generous 5122m2 allotment (approx.) and positioned to make the most of views of the city skyline, new wool carpet, slate floors, exposed beams, and floor-to-ceiling glass which bring the outside in, it offers a rare sense of privacy and calm, a short walk from the Aqueduct trail, just a few minutes from public transport, Research Village, kindergarten, primary school and Eltham College, and a quick trip from Eltham.
The calm light-filled interior introduces living areas, including a lounge and dining anchored by an Invicta wood fire heater (imported from France), a family meals overlooked by a stone finished kitchen equipped with Bosch appliances and featuring a farmhouse sink and a servery window to the alfresco area. An expansive casual living area featuring a woodfire heater provides a fabulous space for teens and their friends.
Finished with a stunning pressed-metal feature wall, the main bedroom, complete with a walk-in wardrobe and a fully tiled ensuite, is thoughtfully zoned from the remaining bedrooms.
All other bedrooms are finished with cathedral ceilings and built-in robes,they share a deluxe family bathroom with an oversized shower and a back-to-the-wall bath.
A study provides space to work from home, while a studio accessed via a bridge over a lily pond delivers a fabulous alternative for those wanting to work from home, indulge in artistic pursuits, or just escape!
Backdropped by the gardens, a heated salt water pool in paved surrounds, and a choice of alfresco areas, readily accessible from a variety of rooms, ensure peaceful and private outdoor living and entertainment options.
Supplementing the double garage under the roofline is a second garage/workshop.
Further extras include 3-phase power, a large solar array, CCTV, a greenhouse, an irrigation system, ducted heating and cooling, multiple split system units, a mini orchard, pocket vineyard and a fitted laundry.
***PHOTO ID REQUIRED AT OPEN FOR INSPECTIONS***
Listing description written by James Morrison, Morrison Kleeman Estate Agents Eltham Greensborough Doreen — reproduced as published, not verified by Districts.