Mambourin at a glance
3,784
People
$650,000
Median sale
$490/wk
Median rent
3.92%
Suburb gross yield
Median sale from 81 recorded sales (last 12 months) — a Districts calculation.
VIC › Mambourin › Spinosa St
$779,829
For sale
Asking
4
Bedrooms
2
Bathrooms
3
Car spaces
448 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
$779,829
Asking · $1,741/m² of land
No recorded sale for this property.
Mambourin at a glance
3,784
People
$650,000
Median sale
$490/wk
Median rent
3.92%
Suburb gross yield
Median sale from 81 recorded sales (last 12 months) — a Districts calculation.
Vs Mambourin
+20.0%
Median sale
Suburb $650,000
-0.65 pp
Gross yield
Suburb 3.92%
Suburb median $650,000 from 81 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$47,487 on top of the price (6.1% 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.
Pre-filled with Mambourin'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 $490/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 3.3%. 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
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
Mambourin at a glance
3,784
People
$650,000
Median sale
$490/wk
Median rent
3.92%
Suburb gross yield
Median sale from 81 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Engage Real EstateteamAMIT @ Engage Real Estate proudly presents this exceptional family residence in the highly sought-after Mambourin community.
Showcasing quality craftsmanship, premium upgrades, and contemporary elegance throughout, this beautifully appointed home offers the perfect blend of luxury, comfort, and functionality for modern family living.
Designed with space and practicality in mind, the home features four generously sized bedrooms, including a luxurious master suite complete with a walk-in robe and private ensuite. The remaining three bedrooms, all fitted with built-in robes, are serviced by a stylish central bathroom.
Multiple living zones provide flexibility for growing families, while high ceilings and quality finishes create an inviting sense of space and sophistication throughout.
At the heart of the home lies a stunning hostess kitchen, featuring 40mm stone benchtops, a spacious butler's pantry, ample cabinetry, and premium integrated European appliances, including a fridge, microwave, and dishwasher. The seamless indoor-outdoor connection leads to double alfresco areas and low-maintenance landscaped gardens, making entertaining family and friends effortless all year round.
Key Features
4 spacious bedrooms
Master bedroom with walk-in robe and ensuite
Built-in robes to remaining bedrooms
Multiple living areas & sunroom area
High ceilings throughout
Full Rendered House
Heating and cooling for year-round comfort
Ceiling fans in bedrooms
40mm stone benchtops
Butler's pantry
Premium integrated European appliances
Solar powered energy efficient house
Low-maintenance front and rear gardens
Double alfresco entertaining areas
Double garage
Conveniently Located Near:
2 minutes to Laa Yulta Primary School
3 minutes to Wyndham Vale Square Shopping Centre
4 minutes to Manor Lakes Reserve
4 minutes to Wyndham Vale Primary School
6 minutes to Wyndham Vale Train Station
6 minutes to Walcom Ngarrwa Secondary College
6 minutes to Manor Lakes Sports Complex
7 minutes to Manor Lakes Central Shopping Centre
7 minutes to Manor Lakes College
An Opportunity Not to Be Missed
This impressive home presents a rare opportunity to secure a residence where every detail has been carefully considered. Whether you're a growing family seeking your dream home or an astute investor looking for a high-quality addition to your portfolio, this property delivers outstanding value in a thriving location.
For further information or to arrange an inspection, contact us.
PHOTO ID IS REQUIRED AT ALL OPEN INSPECTIONS.
DISCLAIMER: All stated dimensions and property details are approximate and provided for general information purposes only. While every effort has been made to ensure the accuracy of the information contained in this advertisement, no warranty or representation is given as to its correctness. Information has been obtained from sources believed to be reliable; however, neither the agent nor the agency accepts responsibility for any errors, omissions, or inaccuracies.
Prospective purchasers are encouraged to conduct their own enquiries, inspections, and due diligence to verify all information provided, including measurements, land dimensions, floor plans, and property details, which may be subject to change without notice.
Please note that some images used in this advertisement may include digitally enhanced, styled, or edited content for marketing purposes and may not reflect the current condition of the property.
For an up-to-date copy of the Due Diligence Checklist, please visit:
www.consumer.vic.gov.au/duediligencechecklist
Listing description written by Amit Yadav, Engage Real Estate — reproduced as published, not verified by Districts.