Reservoir at a glance
55,353
People
$965,000
Median sale
$502/wk
Median rent
2.71%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
VIC › Reservoir › Nicholson Ave
$1,380,000–$1,480,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
364 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
$1,380,000–$1,480,000
Asking range · $3,791/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Reservoir (last 5 years) with land size have a median of $1,370/m² of land (n=55). Districts calculation from recorded sales — not a valuation.
Reservoir at a glance
55,353
People
$965,000
Median sale
$502/wk
Median rent
2.71%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
Vs Reservoir
+43.0%
Median sale
Suburb $965,000
-0.82 pp
Gross yield
Suburb 2.71%
Suburb median $965,000 from 25 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.
$82,934 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 Reservoir'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 $502/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 1.9%. 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
UnknownArea
Reservoir at a glance
55,353
People
$965,000
Median sale
$502/wk
Median rent
2.71%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White PrestonSet high on the street with an unmistakable presence, 7 Nicholson Avenue is a brand-new architectural residence spanning over 25 squares and delivering a level of scale, craftsmanship and luxury rarely seen in Reservoir. From its striking rendered façade and seamless raked garage integration to its grand proportions and bespoke interior detailing, this is a home designed to make an impression from the moment you arrive.
Inside, an extraordinary sense of volume immediately takes hold, with grand six-metre cathedral ceilings defining the main living spaces and eight skylights positioned throughout the home drawing natural light deep into the interiors. Herringbone engineered timber flooring brings warmth and sophistication underfoot, while full woven carpets in the bedrooms create a softer sense of comfort. Three-metre custom solid doors and beautifully detailed cabinetry continue the home's considered architectural language, complemented throughout by custom Northcote Antique Brass tapware.
At the heart of the residence, the expansive kitchen, meals and living zone forms a spectacular centrepiece for everyday living and entertaining. The full island bench is wrapped in luxurious Santorini Gold marble and paired with seamless undermount sinks, a fully integrated Smeg dishwasher and premium Smeg induction cooktop. A dedicated butler's pantry provides additional preparation and storage, while bespoke cabinetry ensures every element remains beautifully integrated. Above, the pitched cathedral ceiling and surrounding skylights create an extraordinary sense of space and keep the entire living zone bathed in natural northern light.
An integrated fireplace provides a sophisticated focal point to the main living area, bringing warmth and atmosphere to the expansive space and creating an inviting setting for relaxed evenings. Beyond the main living zone, two separate formal living areas provide flexibility for entertaining, family living or quiet retreat, while a secondary study positioned near the bedroom accommodation offers a practical space for working or studying from home.
Four generous bedrooms provide exceptional accommodation, each benefiting from large windows and full woven carpets. The master suite offers a luxurious private retreat with a beautifully appointed ensuite, while the three additional bedrooms are fitted with built-in robes and serviced by an impressive central bathroom.
The bathrooms continue the home's unmistakable sense of luxury, featuring striking four-metre double-curved detailing, full-bodied Italian Travertine tiles and luxurious Santorini Gold marble. Northcote Antique Brass tapware and generous double vanities provide a refined finish, with the bespoke detailing creating a boutique, hotel-inspired atmosphere throughout.
Outside, the substantial rear garden delivers the rare combination of entertaining space and usable lawn, with a generous deck creating the perfect setting for gatherings while the grassed area provides plenty of room for children, pets or those with a genuine green thumb. The home's elevated position further enhances its outlook, light and impressive street presence.
Designed for modern comfort as well as visual impact, the home includes refrigerated cooling, ducted heating, double-glazed windows and complete smart home security. A full-size laundry adds everyday functionality, while the secure lock-up garage provides internal access and is complemented by additional off-street parking.
Positioned within a highly convenient pocket of Reservoir, the home is surrounded by local shops, schools, parks, transport and everyday amenities, while providing an impressive private sanctuary away from the pace of everyday life.
7 Nicholson Avenue is far more than a brand-new home. It is an architectural statement defined by exceptional scale, bespoke craftsmanship and luxury at every turn, offering over 25 squares of considered living in one of Reservoir's most convenient settings.
Listing description written by Ian Dempsey, Ray White Preston — reproduced as published, not verified by Districts.
Victoria 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.