Ermington at a glance
12,064
People
$2,100,000
Median sale
$780/wk
Median rent
1.93%
Suburb gross yield
Median sale from 55 recorded sales (last 12 months) — a Districts calculation.
NSW › Ermington › Victoria Rd
$1,850,000–$2,025,000
For sale
Asking range
5
Bedrooms
3
Bathrooms
2
Car spaces
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
$1,850,000–$2,025,000
Asking range
No recorded sale for this property.
Ermington at a glance
12,064
People
$2,100,000
Median sale
$780/wk
Median rent
1.93%
Suburb gross yield
Median sale from 55 recorded sales (last 12 months) — a Districts calculation.
Vs Ermington
-11.9%
Median sale
Suburb $2,100,000
+0.26 pp
Gross yield
Suburb 1.93%
Suburb median $2,100,000 from 55 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.
$87,629 on top of the price (4.7% 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: New South Wales 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 Ermington'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
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 $780/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.
Gross yield if leased at the suburb aggregate is 2.2%. 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. 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
Ermington at a glance
12,064
People
$2,100,000
Median sale
$780/wk
Median rent
1.93%
Suburb gross yield
Median sale from 55 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Stone Real Estate ErmingtonShowcasing architectural excellence and refined craftsmanship, this brand-new five-bedroom duplex delivers an exceptional balance of grandeur, elegance, and everyday comfort. Complete with full-house acoustic treatment and finished to the highest standards, the home offers a seamless blend of striking design and effortless living across two light-filled levels.
Step inside to an expansive, free-flowing layout enhanced by soaring ceilings-3.3 metres on the ground floor and an impressive 3.5 metres in the main living area. Two skylights draw in abundant natural light, illuminating the interiors and enhancing the sense of space. A welcoming front lounge is complemented by a dedicated home office or study, complete with a built-in desk, shelving, and custom storage-ideal for working or studying from home.
Architectural curved feature walls and a stunning floating timber staircase add sculptural elegance, while ducted air conditioning and premium finishes ensure comfort and sophistication throughout.
Living, Dining & Entertaining
Designed to maximise natural light, the expansive open-plan living and dining areas cater perfectly to both grand entertaining and relaxed daily living. At the heart of the home, the designer kitchen serves as a true centrepiece, featuring a striking curved marble island, full marble splashback, and premium Fisher & Paykel appliances-including a gas cooktop, oven, dishwasher, and microwave with warming and steaming functions.
An oversized deep double sink and extensive custom cabinetry complete this beautifully appointed culinary space.
The living area is enhanced by a marble fireplace with integrated LED lighting, creating a warm and inviting atmosphere. Large sliding glass doors open seamlessly to a low-maintenance backyard and a covered alfresco entertaining area.
Outdoors, a fully equipped marble BBQ kitchen overlooks a secure, level garden-perfect for entertaining year-round, and ideal for families with children and pets.
Accommodation & Bathrooms
The home offers five generously proportioned bedrooms, all designed with comfort, privacy, and luxury in mind. A ground-floor bedroom with built-in robes provides flexibility for guests or multi-generational living, serviced by a sleek marble bathroom with floor-to-ceiling tiles and a bidet.
Upstairs features a secondary study area with built-in desk and shelving, offering an additional functional workspace. The impressive master suite is a true retreat, complete with a walk-in wardrobe and a luxurious marble ensuite featuring a double vanity, bidet, and full-height tiling.
All additional bedrooms include oversized windows, built-in wardrobes, and ducted air conditioning, while the main bathroom continues the elegant marble theme with both a bathtub and a spacious shower.
Additional Features
-Full-height built-in wardrobes throughout
-Two architecturally designed curved feature walls
-Floor-to-ceiling tiled laundry with marble benchtop
-Security cameras at the front and rear
-Lock-up garage with internal access and door closer
-Ducted air conditioning throughout the entire home
-Premium 2PAC internal doors
-Water tank with convenient side access
-Statement chandelier in the entryway
-Outdoor marble BBQ kitchen
-Low-maintenance landscaped gardens
A Statement in Modern Family Living
Distinctive in design and uncompromising in quality, this grand residence redefines contemporary family living. Every detail has been thoughtfully curated to deliver privacy, presence, and premium finishes-creating a home of lasting impression and exceptional lifestyle appeal.
Disclaimer: This advertisement is a guide only. Whilst all information has been gathered from sources we deem to be reliable, we do not guarantee the accuracy of this information, nor do we accept responsibility for any action taken by intending purchasers in reliance on this information. No warranty can be given either by the vendors or their agents.
Listing description written by Adam Denina, Stone Real Estate Ermington — reproduced as published, not verified by Districts.