Cranbourne West at a glance
20,239
People
No data
Median sale
$570/wk
Median rent
No data
Suburb gross yield
VIC › Cranbourne West › Hermes Ave
$695,000–$755,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
392 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–$755,000
Asking range · $1,773/m² of land
No recorded sale for this property.
Cranbourne West at a glance
20,239
People
No data
Median sale
$570/wk
Median rent
No data
Suburb gross yield
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 Cranbourne West'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 $570/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 4.3%. 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
Cranbourne West at a glance
20,239
People
No data
Median sale
$570/wk
Median rent
No data
Suburb gross yield
Listing material
Listed by Area Specialist VictoriaIts Addressed:
Welcome to your dream home at 9 Hermes Avenue, a charming residence that seamlessly blends modern comfort with classic design. This exquisite property boasts three bedrooms, two bathrooms, and a two-car garage, all set on a generous 392m2 land parcel. Perfectly positioned with easy access to schools, shops, Western Port Highway, and public transport, this home is an ideal haven for first-time buyers, investors, or those looking to downsize.
As you enter the home, you'll be greeted by a warm and inviting atmosphere, with a generous size formal living on your left. Downlight's casting a subtle glow on the mix of tiles and timber floorboards that grace the living spaces. The neutral free-flowing colours throughout the house create a harmonious and soothing environment, providing a blank canvas for you to personalize and make your own.
The heart of this home is undoubtedly the gourmet kitchen, featuring stone bench-tops, stainless steel appliances, a separate pantry, and ample storage space. The combination of functionality and style makes it the perfect place to whip up delicious meals and entertain friends and family whilst overlooking into the massive Family/Dining area.
All three bedrooms are generously sized, each with big windows allowing natural light and floating timber boards adding a touch of elegance and convenience. All bedrooms come equipped with built in robes with the master featuring a walk in robe and ensuite whilst the main bathroom features a bathtub and a separate toilet for
added convenience.
For year-round comfort, this home offers a split-system cooling system and ducted heating, ensuring a pleasant living environment regardless of the season. The thoughtful design extends to the outdoor spaces, with a massive backyard providing a safe and expansive area for children to play. Additionally, there's a concreted outdoor area, perfect for hosting gatherings, barbecues, or simply enjoying a quiet evening outdoors.
The property's proximity to amenities is a standout feature, making daily life convenient and enjoyable such as walking distance to Barton Primary School, kindergarten, shopping centres, public transport options and parks. The Western Port Highway is also nearby, offering quick access to other parts of the city and beyond.
This property offers a perfect blend of comfort, style, and convenience, making it an excellent choice for those seeking a new home. Don't miss the opportunity to make this residence your own and experience the epitome of modern living. Contact Mehdi Fayazi on 0405 001 929 today to arrange a viewing and take the first step
towards calling this beautiful property yours.
DISCLAIMER: All stated dimensions in the content and photos are approximate only.
Due diligence checklist: http://www.consumer.vic.gov.au/duediligencechecklist
For more Real Estate in CRANBOURNE WEST contact your Area Specialist.
Note: Every care has been taken to verify the accuracy of the details in this advertisement, however, we cannot guarantee its correctness. Prospective purchasers are requested to take such action as is necessary, to satisfy themselves with any pertinent matters.
Listing description written by Mehdi Fayazi, Area Specialist Victoria — reproduced as published, not verified by Districts.