Bonbeach at a glance
7,098
People
$1,235,000
Median sale
$547/wk
Median rent
2.30%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
VIC › Bonbeach › Patterson St
$1,390,000–$1,470,000
For sale
Asking range
$1,152,000
Last sold
18 Aug 2021
4
Bedrooms
2
Bathrooms
4
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
$1,390,000–$1,470,000
Asking range
Last recorded sale $1,152,000 (18 Aug 2021).
Bonbeach at a glance
7,098
People
$1,235,000
Median sale
$547/wk
Median rent
2.30%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
Vs Bonbeach
+12.6%
Median sale
Suburb $1,235,000
-0.25 pp
Gross yield
Suburb 2.30%
Suburb median $1,235,000 from 13 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.
$83,507 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 Bonbeach'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 $547/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 2.0%. 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
Bonbeach at a glance
7,098
People
$1,235,000
Median sale
$547/wk
Median rent
2.30%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White ChelseaA remarkable expression of modern Mediterranean coastal design, this extensively renovated residence has been thoughtfully transformed as one cohesive architectural vision, where every finish, material selection and design element has been carefully considered. Rather than a cosmetic renovation, the home showcases a commitment to custom craftsmanship, timeless materials and architectural continuity, creating a residence that flows seamlessly from its striking exterior through to every interior space.
A rendered facade, framed by handmade limestone and sandstone feature pillars and large-format porcelain paving, establishes an impressive arrival. Custom fluted-glass arched entry doors with brushed brass hardware introduce the refined aesthetic carried throughout the home, where curved architectural forms, natural stone, warm Boston oak cabinetry, Venetian plaster, glass detailing and layered feature lighting combine to create an inviting yet sophisticated living environment.
Hybrid herringbone flooring guides the way through the home's living spaces, complemented by custom architectural arches, bespoke glass detailing and carefully curated finishes. The lounge is enriched by Venetian plaster walls and centred around a handmade curved limestone and sandstone fireplace incorporating a Lume 3000 natural gas log fire, creating a striking focal point.
Designed to impress while remaining highly functional, the custom Boston oak kitchen is defined by extensive bookmatched stonework with meticulously aligned veining. A substantial island showcases three stone waterfall faces with impressive 40mm edges, while a matching stone-wrapped rangehood, feature stone shelving and an arched built-in bar with integrated LED lighting further demonstrate the attention to detail. Fully integrated Fisher & Paykel appliances include a refrigerator, dishwasher, two ovens and a ducted induction cooktop, delivering both practicality and seamless design.
The same commitment to craftsmanship continues throughout the home, with custom Boston oak cabinetry featured in the laundry and bathrooms, complemented by stone benchtops with elegant drop-face detailing. The home comprises two bathrooms and two powder rooms, with the bathrooms appointed with floor-to-ceiling tiling, fully frameless fluted-glass shower screens, concealed in-wall toilets, undermount basins and ABI Interiors fixtures and hardware throughout. Venetian plaster enhances the master bedroom, walk-in robe and upstairs powder room, while the powder room itself is finished with genuine Calacatta stone, custom stone detailing and illuminated vanity features. Both the main bathroom and ensuite are enhanced by programmable thermostatically controlled Heatrite electric underfloor heating for year-round comfort.
Architectural glass staircase balustrading creates a sense of openness as the staircase leads to the upper accommodation, where spacious bedrooms include built-in storage and the main suite enjoys a beautifully appointed ensuite and walk-in robe.
Indoor living extends effortlessly outdoors to a fully landscaped entertaining area centred around an approximately 15,000-litre rectangular fibreglass swimming pool, measuring approximately 2.2 metres by 5.2 metres and installed in 2022. Finished with matching drop-down coping tiles and framed by established landscaping, the pool creates an inviting setting for entertaining and family enjoyment, complemented by tiled outdoor living, feature lighting, ceiling fan and architectural bar detailing.
Comfort is provided throughout the seasons with three reverse-cycle split-system air conditioners, including a larger-capacity unit servicing the main living area, together with a Mitsubishi Heavy Industries inverter unit and Samsung reverse-cycle system servicing additional zones of the home.
Positioned in one of Bonbeach's most convenient coastal pockets, the home enjoys easy walking access to Patterson River, the foreshore, Bonbeach Beach, Bonbeach Farmers Market, Bonbeach Primary School, Patterson River Country Club and local cafes, including the Bonbeach Tuck Shop and Grocer. Nearby, Carrum and Bonbeach railway stations provide excellent connectivity, while Carrum Village, Lakeview Shopping Centre, Patterson River Secondary College, Carrum Primary School, Cornish College and the Patterson River Boat Ramp further enhance the outstanding lifestyle on offer.
This is a residence where architectural design, premium materials and custom craftsmanship have been brought together with exceptional consistency, delivering a home of enduring quality in a sought-after bayside location.
For further information contact Ray White Chelsea Director Shane O'Sughrue on 0401 119 911.
Please note, photo identification will be required upon entry to the inspection.
Listing description written by Shane O'Sughrue, Ray White Chelsea — reproduced as published, not verified by Districts.