Elwood at a glance
16,424
People
No data
Median sale
$561/wk
Median rent
No data
Suburb gross yield
$3,920,000–$4,260,000
For sale
Asking range
8
Bedrooms
8
Bathrooms
1
Car spaces
230 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
$3,920,000–$4,260,000
Asking range · $17,043/m² of land
No recorded sale for this property.
Elwood at a glance
16,424
People
No data
Median sale
$561/wk
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$242,114 on top of the price (6.2% 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 Elwood'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 $561/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 0.7%. 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
Elwood at a glance
16,424
People
No data
Median sale
$561/wk
Median rent
No data
Suburb gross yield
Listing material
Listed by Jellis Craig ElwoodEXPRESSION OF INTEREST
The beautifully architect designed modern property by Nixon Tulloch Fortey is fully leased with long term tenant (Bubba Pizza), less than 10-years old and well
maintained, blue-chip freehold building with main Ormond Road frontage and highly sought rear laneway access within the tightly held Elwood Village. With additional possibility to sub-divide (STCA). Offered for the first time since construction.
The building comprises:
▪ 1 commercial space at the ground floor frontage.
▪ 2x 1-bedroom apartments.
▪ 3x 2-bedroom townhouses.
▪ A Carshare agreement for the single parking space at the rear of the property.
▪ High-end security with cameras
▪ Less than 10-years old (Excellent depreciation credit available)
▪ C1Z – Commercial 1 Zone
INVESTMENT SUMMARY:
• Commercial: 84 Ormond Road, Elwood
• Total Rent - $61,324.26 p.a. + GST as at 01/08/2023
• Tenant : Bubba Pizza
• Lease expire – 31/07/2030
• Further term – NIL
• 3.0 % Fixed Annual Increase
• Tenant : Go Get Car Share
• Lease expire – 09/11/2026
• Further term – 5+5 years
• Residential: 84 Ormond Road, Elwood
• Total Rent - $163,096.00 p.a.
• Apt. 1 - $2,194.00 p.m. - Lease 12 months fixed term – lease expire – 05/09/2025
• Apt. 2 - $2,368.00 p.m. - Lease 12 months fixed term – lease expire – 27/03/2026
• T/H 3 – Vacant - $3,033.00 p.m. appraised rent as at July 2025
• T/H 4 - $2,824.00 p.m. - Lease Periodic from 27/10/2023
• T/H 5 - $3,172.00 p.m. - Lease 12 months fixed term – lease expire – 19/11/2025
Listing description written by Torsten Kasper, Jellis Craig Elwood — 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.