Beaumaris at a glance
14,421
People
$1,850,000
Median sale
$817/wk
Median rent
2.30%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
VIC › Beaumaris › Gramatan Ave
4
Bedrooms
3
Bathrooms
2
Car spaces
Districts View
View not ready — official layers are still retrieving for this property. Official planning layers still retrieving. Flood / bushfire / heritage not yet retrieved. No recorded sale price for this property. Districts does not score a property it cannot yet see.
Nothing about this record stands out yet — coverage may still be filling in.
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.
Beaumaris at a glance
14,421
People
$1,850,000
Median sale
$817/wk
Median rent
2.30%
Suburb gross yield
Median sale from 13 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 $817/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
Beaumaris at a glance
14,421
People
$1,850,000
Median sale
$817/wk
Median rent
2.30%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Nick Johnstone Real EstateExperience urban luxury on the edge of Beaumaris Village with this town residence designed to deliver lifestyle perfection. Nestled to the rear of only 2 boutique homes, with a secure entrance, this 3-4-bedroom hideaway of a grand scale, flaunts a sought-after layout with rarely found, 2-car basement garaging. Custom crafted to suit the needs of many including young families, professionals and those looking to downscale with little maintenance.
Flooded with natural light, walls of glass blur the lines between inside and out, with a manicured garden the centrepiece. An open plan living & dining zone, beautifully complimented with glossy hardwood floors, extends out to the stunning and utterly private leafy green oasis, with an undercover, al fresco space – the perfect spot to entertain with family & friends. Cook up a storm in the prestige kitchen with stone benchtops, island bench, custom cabinetry, and a full suite of stainless-steel Omega appliances. Two generous bedrooms (both with built in robes) open out to a shared atrium style courtyard. Claiming its own domain, the substantial master suite encompasses a deluxe ensuite, walk in robes and glass sliders to the outdoors. Downstairs boasts additional living space with flexibility to use as a home office or 4th bedroom, serviced by a fully tiled, sparkling bathroom and with direct access outside.
Enjoy the freedom to lock and leave without compromising on space, privacy and lifestyle benefits. The home is further complimented with ducted heating & cooling, secure entry, excellent storage options, a full-sized laundry & powder room. Brilliantly located with zoning for Beaumaris Secondary College and Mentone Girl’s Secondary College, this superb abode is moments from Donald MacDonald Reserve, bus services, the Bay Trail, the Concourse, golf courses, Beaumaris Primary School and the beach.
At a glance....
* 3-4 bedroom, 2.5 -bathroom home
* Open plan living, dining & kitchen area overlooking lush garden
* Undercover alfresco space, perfect for indoor/outdoor living
* Kitchen with Omega stainless steel appliances
* Additional living space with flexibility to use as a home office or 4th bedroom
* All bedrooms with glass sliding doors to the outside
* Master bedroom boasts WIRS and luxe ensuite
* Ducted heating & cooling
* Basement parking for 2 cars, plenty of storage options, security entrance & full-size laundry
* Lifestyle location – stroll to the beach, the Concourse shopping, and leading Bayside schools
Property Code: 2537
Listing description written by Nick Johnstone, Nick Johnstone Real Estate — reproduced as published, not verified by Districts.