Greenvale at a glance
25,921
People
$860,000
Median sale
$601/wk
Median rent
3.63%
Suburb gross yield
Median sale from 75 recorded sales (last 12 months) — a Districts calculation.
VIC › Greenvale › Normanby Dr
For sale
For sale
6
Bedrooms
3
Bathrooms
12
Car spaces
2,102 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
No recorded sale price for this property yet.
Greenvale at a glance
25,921
People
$860,000
Median sale
$601/wk
Median rent
3.63%
Suburb gross yield
Median sale from 75 recorded sales (last 12 months) — a Districts calculation.
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 $601/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
Greenvale at a glance
25,921
People
$860,000
Median sale
$601/wk
Median rent
3.63%
Suburb gross yield
Median sale from 75 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by YPA Hume CitySome properties transcend the market entirely. This is one of them.
Perched on a breathtaking half-acre in one of Greenvale's most coveted streets, 97 Normanby Drive is the kind of residence that only a single family could love into existence over a lifetime. Carrying the quiet confidence of something built to last, maintained with impeccable care, and now offered as an exceptionally rare opportunity. Homes of this calibre are not simply uncommon. They are virtually impossible to replicate.
From the moment you arrive, the scale of what's on offer begins to reveal itself. Sweeping city views frame the backdrop of daily life here, a living panorama that shifts with the light and never loses its magic. Two levels of generous, thoughtfully designed living unfold across the floorplan, anchored by a grand family room, a formal living room with an open fireplace, and a sprawling dining domain made for long lunches and even longer conversations. A covered alfresco and a balcony extend the living further still, blurring the line between indoors and the remarkable grounds that surround the home.
The kitchen is beautifully appointed and supported by a butler's pantry, ensuring the practical heart of the home matches the grandeur of everything around it. Multiple bedrooms accommodate a household of any size with ease, including a master suite complete with a full ensuite and walk-in robe, while a further 3 bedrooms including another master and ensuite as well as a study/5th bedroom option on the ground floor adds versatility for guests, extended family, or a dedicated workspace. A spa bathroom, generous laundry, abundant built-in storage, and an enclosed barbecue area round out a floorplan that has been considered at every turn.
Below the home, a lower ground floor delivers even further. A self-contained studio with its own living area, bedroom, lift access, and garage creates a genuinely rare opportunity for multi-generational living, potential rental income, or a private retreat within your own property. A triple garage and extensive under-house storage ensure that space, in every sense of the word, has never been a compromise here.
Step outside and the grounds are nothing short of extraordinary. Over fifty established fruit trees dot the meticulously kept gardens, fed by a dedicated irrigation system that keeps everything thriving with minimal effort. Solar panels speak to a forward-thinking approach to living that pairs beautifully with the home's timeless bones. A shed, woodstore, and additional storage complete a property that is as functional as it is breathtaking.
Serenely positioned near shopping hubs, parklands, quality schools, and bus connections, the location offers the best of suburban convenience without surrendering a single element of the peace and privacy that makes Normanby Drive so special.
This is not simply a home. It is a legacy residence, ready to begin its next chapter.
Special Features:
• Approx. half-acre allotment in a prestigious Greenvale location
• Sweeping panoramic city views
• immaculately maintained
• Multiple expansive living and dining zones
• Formal lounge with open fireplace
• Well-appointed kitchen with butler's pantry
• Master suite with full ensuite and walk-in robe
• 2nd Master suite with full ensuite and built-in robe
• additional 2 great sized bedrooms with built in robes
• 5th bedroom/study/home office option
• Self-contained lower-level studio with lift access
• Ideal for multi-generational living or potential rental return
• Triple garage plus extensive under-house storage
• Covered alfresco, balcony, and enclosed barbecue area
• Over 50 established fruit trees
• Irrigation system linked to 2x 20,000 litre water tanks
• Solar panel system
• Shed, woodstore, and additional external storage
• Split systems in living areas
• Automated front gates, alarm systems and cameras
• Electric window shutters
• Outdoor BBQ Place
Listing description written by Ali Faour, YPA Hume City — reproduced as published, not verified by Districts.