Patterson Lakes at a glance
8,026
People
$1,260,000
Median sale
$603/wk
Median rent
2.49%
Suburb gross yield
Median sale from 21 recorded sales (last 12 months) — a Districts calculation.
VIC › Patterson Lakes › Brigantine Ct
$2,600,000–$2,700,000
For sale
Asking range
4
Bedrooms
4
Bathrooms
4
Car spaces
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
$2,600,000–$2,700,000
Asking range
No recorded sale for this property.
Patterson Lakes at a glance
8,026
People
$1,260,000
Median sale
$603/wk
Median rent
2.49%
Suburb gross yield
Median sale from 21 recorded sales (last 12 months) — a Districts calculation.
Vs Patterson Lakes
+106.3%
Median sale
Suburb $1,260,000
-1.28 pp
Gross yield
Suburb 2.49%
Suburb median $1,260,000 from 21 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.
$156,314 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 Patterson Lakes'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 $603/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 1.2%. 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
Patterson Lakes at a glance
8,026
People
$1,260,000
Median sale
$603/wk
Median rent
2.49%
Suburb gross yield
Median sale from 21 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Asset Property SalesThis architecturally designed, north-facing sandy beach villa represent the pinnacle of waterfront sophistication. Meticulously crafted with premium materials and exceptional attention to detail, they have been designed to impress even the most discerning buyer.
Perfectly positioned in a prime court location along the coveted Patterson Lakes canals, these residences deliver an uncompromising blend of luxury, functionality and lifestyle - and either can come complete with your own boat mooring.
Featuring four bedrooms, four bathrooms, multiple living areas, and extensive custom cabinetry, this brand new home delivers impressive proportions.
Featuring:
Exceptional Design & Craftsmanship
• Impressive 3-metre ceilings enhance natural light and create a remarkable sense of scale.
• Oversized aluminium entry doors with smart electronic locks provide both security and statement appeal.
• Custom-built cabinetry throughout with integrated LED lighting creates a refined, contemporary ambience.
• Open staircase design with glass balustrades and feature lighting adds architectural drama.
• Double-glazed windows ensure superior comfort and energy efficiency.
Designer Kitchen Excellence
• Elegant two-pack cabinetry complemented by a striking porcelain island bench.
• Premium European Blaupunkt appliances for superior performance.
• Integrated fridge, freezer and dishwasher for a seamless finish.
• Granite sink paired with high-end German tapware, also featured in the bathrooms and laundry.
• Full walk-in pantry complete with an additional dishwasher and sink - ideal for entertaining and everyday convenience.
• Large-format porcelain flooring flowing throughout the main living zones.
Luxury Living & Entertaining
• The ground-level waterfront living area features a natural gas fireplace and custom-built cabinetry, seamlessly connecting indoor and outdoor spaces.
• Step outside to a covered timber-decked entertaining zone complete with: Built-in natural gas barbecue, Outdoor kitchen cabinetry and sink, Outdoor blinds for year-round enjoyment.
• Upstairs, a versatile rumpus retreat includes a built-in study desk, television cabinetry and custom bookcase - ideal for work or relaxation.
Superb Accommodation
• Upstairs features three generous bedrooms, each with its own walk-in robe and private ensuite.
• The waterfront master suite is a true sanctuary, offering serene canal views and premium finishes.
• Downstairs, a beautifully appointed guest bedroom with a full bathroom provides flexibility for visitors or multi-generational living.
• Bathrooms are finished with full-height porcelain slabs, reflecting meticulous craftsmanship and cohesive design.
Comfort & Practicality
• Samsung multi bulkhead and multi cassette climate systems for zoned year-round comfort.
• Automatic outdoor blinds fitted to the north-facing master suite for privacy and climate control.
• Private driveway, and a secure double garage with internal access.
• Abundant custom storage solutions throughout.
Enjoy the optional boat mooring directly from your sandy beach - ideal for boating enthusiasts.
This exceptional villa offers a rare opportunity to secure brand-new, luxury waterfront living in one of Patterson Lakes.
Contact Justin Maher on 0411 311 722
Listing description written by Justin Maher, Asset Property Sales — reproduced as published, not verified by Districts.