Carrum at a glance
4,490
People
$1,292,500
Median sale
$603/wk
Median rent
2.43%
Suburb gross yield
Median sale from 16 recorded sales (last 12 months) — a Districts calculation.
$1,400,000
Last sold
21 Mar 2026
4
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
Last sold
$1,400,000
21 Mar 2026 · derived via latest_sale
Carrum at a glance
4,490
People
$1,292,500
Median sale
$603/wk
Median rent
2.43%
Suburb gross yield
Median sale from 16 recorded sales (last 12 months) — a Districts calculation.
Vs Carrum
+8.3%
Median sale
Suburb $1,292,500
-0.19 pp
Gross yield
Suburb 2.43%
Suburb median $1,292,500 from 16 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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 $603/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
Carrum at a glance
4,490
People
$1,292,500
Median sale
$603/wk
Median rent
2.43%
Suburb gross yield
Median sale from 16 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White ChelseaRecently transformed with a full-scale renovation completed approximately one year ago, 84 Emma Street, Carrum delivers an exceptional blend of luxury, security and resort-style living in a sought-after beachside pocket.
Securely set behind an electric gate, the home immediately impresses with a covered double carport featuring LED downlights and comprehensive CCTV coverage. Security is paramount, with cameras positioned at the front, rear and around the entire property, complemented by a key security system for complete peace of mind.
Inside, the home opens to a breathtaking open-plan kitchen, dining and living zone highlighted by soaring vaulted ceilings and two oversized skylights that flood the space with natural light. Floating timber-look flooring flows through the living areas, while LED downlights and designer lighting create a warm, modern ambience. A gas fireplace and reverse-cycle heating and cooling ensure year-round comfort.
The showpiece kitchen is designed for both everyday living and entertaining, boasting waterfall stone benchtops, a breakfast bar, glass splashback, under-cabinet LED strip lighting, and a deep double sink with hot and cold water system. Premium Bosch appliances include a five-burner cooktop, electric oven and dishwasher, while a generous pantry provides abundant storage. The adjoining laundry continues the luxury with a stone benchtop, extensive cabinetry and space for two washing machines.
Accommodation comprises four generously sized bedrooms and three beautifully appointed bathrooms. The master suite features plush carpet, sheer curtains and a stunning ensuite complete with skylight, reverse-cycle climate control, stone vanity, rainfall shower and statement mirror. The second bedroom also enjoys its own private ensuite with rainfall shower and stone vanity, along with an impressive deep shoe closet. Two additional bedrooms include built-in robes, with one offering attic storage access and the other flowing seamlessly to the pergola area.
The central bathroom is equally luxurious, showcasing a freestanding bathtub, rainfall shower, stone vanity and LED lighting.
Outdoors is where this home truly shines. A spacious deck and pergola create the ultimate entertaining zone, complete with a mounted TV that remains with the property. The spa-style heated pool offers year-round versatility, functioning as both a relaxing hot spa and refreshing swimming pool thanks to its gas heating system. The pool area also features its own CCTV system for added security. A private backyard completes the outdoor space.
Positioned in a prime Carrum location close to Carrum Beach, Patterson River, local schools, shops and transport, this is a rare opportunity to secure a fully renovated, move-in-ready family home with resort-inspired luxury.
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.