Kangaroo Flat at a glance
11,109
People
$630,400
Median sale
$460/wk
Median rent
3.79%
Suburb gross yield
Median sale from 115 recorded sales (last 12 months) — a Districts calculation.
VIC › Kangaroo Flat › Belladonna Rise
$695,000–$750,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
5
Car spaces
709 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
$695,000–$750,000
Asking range · $980/m² of land
No recorded sale for this property.
Kangaroo Flat at a glance
11,109
People
$630,400
Median sale
$460/wk
Median rent
3.79%
Suburb gross yield
Median sale from 115 recorded sales (last 12 months) — a Districts calculation.
Vs Kangaroo Flat
+10.2%
Median sale
Suburb $630,400
-0.35 pp
Gross yield
Suburb 3.79%
Suburb median $630,400 from 115 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.
$42,201 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Kangaroo Flat'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 $460/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 3.4%. 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
Kangaroo Flat at a glance
11,109
People
$630,400
Median sale
$460/wk
Median rent
3.79%
Suburb gross yield
Median sale from 115 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Gavin Butler Real Estate- Yes this home has been uniquely designed to stand the test of time and to meet the ever changing needs of families - floorplan can be easily amended and changed as all internal walls are non load bearing
- Outstanding and very unique three bedroom home built to the highest quality standards e.g all internal walls are CCA pressure treated timber, individual ceiling panels are 90mm thick foam providing excellent insulation.
- The home is elevated and on the high side of the street offering views of the treescape and surrounding area
- On the ground floor you have a large self contained guest suite with one bedroom, bathroom with shower/ toilet/ hand basin and mini kitchen. These downstairs premises also lend themselves to being an art studio or home office
- Custom built (2015) - outstanding quality, high ceilings, quality appliances
- On the upper level there are two bedrooms and an open plan/kitchen/meals area with balcony/decking overlooking the small hazelnut orchard and gardens (auto drip system)
- Modern functional contemporary kitchen with induction cooking and electric oven, pantry, porcelain tiled splashback and good storage
- Separate lounge or multi-purpose room ideal for large third bedroom for guests or family. There are ample options for this room which has direct access to the two way ensuite. A void has been built in the centre of the home for a future lift if required
- Master bedroom with ensuite, adjoining study and walk in robe. Hose down ensuite to facilitate cleaning and graded floor shower for disabled access
- Established gardens, raised garden beds and beautiful landscaping with irrigation system - very low maintenance
- Superb location with views in a quiet court presenting beautiful family homes
- Large workshop and garage area with flexibility to adjust to additional living space if so desired, high ceilings to facilitate storing the caravan, 15 amp power outlet for the welder. There is a separate clean office area in the workshop.
- For all heating and cooling needs you have a high efficiency zoned system for both heating and cooling. There is a wood pellett heater that uses economical recycled sawdust pellets as fuel (no smoke). There are four split systems throughout the home. A well insulated home with a 6.3 energy rating
- Four water storage tanks with facility to pump to two tanks that gravity feed to garden areas, four garden storage sheds providing ample storage
- Significant storage for linen and other goods throughout the home, ducted vacuum system to the whole home
- On the Melbourne side of Bendigo this lovely home is close to public transport, shops, supermarkets, schools, train and all amenities
- Ideal for families, perfect for retirees or the professional couple - a home that will certainly please all that elect to view it
- Immediate vacant possession is available, move in and enjoy this fabulous home
- Some other unique features and gadgets:--Solar powered security lights with own system-LED indicators- to give visual indications of rain, LED security lights-Tank water dripper system to most gardens-Hot water car wash bay-Electronic remote control front door with talk back and visual confirmation-Letterbox monitoring camera to check mail-Suitable block for sub-division now or in future years-NBN connection-Solid 150mm thick reinforced concrete panel construction-reflective tinted windows with energy efficient glass
This beautiful home is of the highest quality being custom built and designed. Simply move in and enjoy the benefits of living in a fabulous home in a great locale with a great reputation.
This information has been provided to us by third parties and we do not accept any responsibility for its accuracy. You should make your own enquiries and check the information so as to determine whether or not this information is in fact accurate. You must make your own assessment and obtain professional advice if necessary.
Property Code: 1100
Listing description written by Gavin Butler, Gavin Butler Real Estate — reproduced as published, not verified by Districts.