Reservoir at a glance
55,353
People
$965,000
Median sale
$502/wk
Median rent
2.71%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
VIC › Reservoir › Nisbett St
$770,000–$820,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
2
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
$770,000–$820,000
Asking range
No recorded sale for this property.
Reservoir at a glance
55,353
People
$965,000
Median sale
$502/wk
Median rent
2.71%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
Vs Reservoir
-20.2%
Median sale
Suburb $965,000
+0.68 pp
Gross yield
Suburb 2.71%
Suburb median $965,000 from 25 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.
$46,876 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 Reservoir'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 $502/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
UnknownArea
Reservoir at a glance
55,353
People
$965,000
Median sale
$502/wk
Median rent
2.71%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Vicprop ReservoirPresenting an exceptional opportunity to secure one of only six architecturally designed residences, these brand-new town residences deliver sophisticated contemporary living with beautifully considered floorplans, premium finishes, and an enviable lifestyle location.
Designed with modern families in mind, both residences offer generous proportions, abundant natural light and effortless indoor-outdoor entertaining, combining luxury with everyday practicality.
Adding to their appeal, these homes are offered off the plan, presenting eligible purchasers with the opportunity to benefit from significant stamp duty savings, making now an ideal time to secure your new home before completion.*
(Subject to State Revenue Office Victoria eligibility criteria and legislation.)
Residence 1
Beautifully appointed across two spacious levels, Residence 1 offers three generous bedrooms, two bathrooms and a guest powder room.
The ground floor showcases an expansive open-plan living and dining domain complemented by a designer kitchen featuring a large island bench and walk-in pantry. Sliding doors extend the living space to a private timber deck, creating the perfect setting for year-round entertaining.
Upstairs, the luxurious master suite enjoys a walk-in robe and private ensuite, while two additional bedrooms are serviced by a stylish central bathroom.
Features include:
• Three spacious bedrooms
• Master suite with walk-in robe and ensuite
• Designer kitchen with island bench and walk-in pantry
• Open-plan living and dining
• Private entertaining deck
• Full laundry
• Guest powder room
• Secure garage with internal access
Residence 3
Offering a unique and highly functional design, Residence 3 has been thoughtfully created to maximise comfort and flexibility.
The ground level features an inviting open-plan kitchen, dining and living area flowing seamlessly to a private entertaining deck, complemented by a full laundry, guest powder room and oversized garage.
Upstairs, the spacious master bedroom is accompanied by a walk-in robe and private ensuite, while two further bedrooms with built-in robes are serviced by a beautifully appointed central bathroom. A dedicated study nook provides the perfect work-from-home space.
Features include:
• Three generous bedrooms
• Master with walk-in robe and ensuite
• Dedicated study nook
• Designer kitchen with stone island bench
• Open-plan living and dining
• Private entertaining deck
• Separate laundry
• Guest powder room
• Oversized single garage with internal access
Premium Inclusions
Every residence has been thoughtfully designed with a carefully selected palette of quality finishes, combining timeless style with everyday functionality. You will enjoy:
• Elegant stone benchtops throughout the kitchen and bathrooms
• Beautiful Tasmanian Oak timber flooring to living areas
• Premium quality carpet to bedrooms
• Designer tapware and fittings
• Quality European appliances, including oven, cooktop, rangehood, and dishwasher
• Soft-close cabinetry with contemporary joinery
• Fully tiled showers and stylish bathroom finishes
• Split-system heating and cooling
• Energy-efficient LED lighting throughout
• Landscaped, low-maintenance gardens
• Remote-controlled garage with internal access
Purchasers who secure their home early may also have the opportunity to personalize selected colours, finishes and fixtures (subject to the stage of construction and builder approval), creating a home that reflects their own style and preferences.
•Townhouse 1 – 200 m²
•Townhouse 2 – 126 m²
•Townhouse 3 – 166 m²
Location
Ideally positioned within one of Reservoir's most convenient neighborhoods, you'll enjoy easy access to cafés, schools, parklands, Reservoir Station, Broadway, and Edwardes Street shopping precincts, with excellent connectivity to Melbourne's CBD.
Why Buy Off the Plan?
• Potential stamp duty savings for eligible purchasers
• Brand-new home with modern warranties
• Time to prepare for settlement
Listing description written by Matthew Zagami, Vicprop Reservoir — reproduced as published, not verified by Districts.
Victoria 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.