Beaumaris at a glance
14,421
People
$1,850,000
Median sale
$817/wk
Median rent
2.30%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
VIC › Beaumaris › Haydens Rd
$2,450,000–$2,650,000
For sale
Asking range
4
Bedrooms
3
Bathrooms
2
Car spaces
339 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
$2,450,000–$2,650,000
Asking range · $7,227/m² of land
No recorded sale for this property.
Beaumaris at a glance
14,421
People
$1,850,000
Median sale
$817/wk
Median rent
2.30%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
Vs Beaumaris
+32.4%
Median sale
Suburb $1,850,000
-0.57 pp
Gross yield
Suburb 2.30%
Suburb median $1,850,000 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.
$146,564 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 Beaumaris'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 $817/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 1.7%. 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
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
Beaumaris at a glance
14,421
People
$1,850,000
Median sale
$817/wk
Median rent
2.30%
Suburb gross yield
Median sale from 13 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by The Avenue Property Co.Privately positioned in one of Beaumaris' most tightly held pockets, this brand-new architecturally designed four-bedroom residence delivers a sophisticated take on contemporary bayside living. Recently completed, it combines striking design, premium finishes and an exceptionally considered floor plan with a location that puts the very best of Beaumaris within easy reach.
Step inside and the difference is immediate. Sweeping curved walls create a sense of movement and softness, drawing you naturally from the elegant entry through to expansive open-plan living and dining spaces. The architecture feels warm, organic and timeless, with premium materials and carefully selected finishes creating an atmosphere that is as beautiful as it is functional.
The ground-floor living zone forms the heart of the home, opening seamlessly to an impressive outdoor entertaining area designed for relaxed family living and effortless gatherings. Upstairs, a generous second living area provides valuable flexibility - an ideal retreat for teenagers, a peaceful work-from-home space or simply somewhere to unwind.
The Residence
* Four generously proportioned bedrooms, each designed as a private and peaceful retreat
* Three impeccably appointed bathrooms featuring premium designer tiling and refined finishes.
* Designer kitchen with premium appliances, abundant storage and a considered connection to the living and dining spaces
* Expansive open-plan ground-floor living and dining area opening to the outdoor entertaining zone
* Generous upstairs second living area offering exceptional flexibility for families
* Premium materials, refined finishes and high-end specifications throughout
* Secure double garage with internal access
* Beautifully landscaped outdoor entertaining area, perfect for long summer evenings and weekend gatherings
* Brand-new construction, completed and ready to move straight in
The Location
Beaumaris Beach and Ricketts Point Marine Sanctuary are close by, while Beaumaris Concourse, Black Rock Village and Westfield Southland provide an exceptional choice of dining, shopping and everyday amenities.
Families are well catered for with Beaumaris Primary School, Beaumaris Secondary College, Mentone Grammar, St Bede's College and Kilbreda College nearby. Bus services connect to Mentone, Cheltenham and Sandringham stations, with easy access to the Nepean Highway and Melbourne's CBD.
Coastal lifestyle, village convenience, leading schools, and excellent connectivity.
Sophisticated architecture. Premium finishes. Brand-new.
A rare opportunity to secure a completed, architecturally designed residence in one of Beaumaris' most desirable locations.
Expression of Interest closing 1pm on Wednesday September 16th.
George Bornyan - 0411 352 222 Robert Fidanza 0432 820 277 Jed Polglaze - 0409 785 537
Listing description written by George Bornyan, The Avenue Property Co. — reproduced as published, not verified by Districts.