Mount Martha at a glance
20,161
People
$1,300,000
Median sale
$756/wk
Median rent
3.02%
Suburb gross yield
Median sale from 63 recorded sales (last 12 months) — a Districts calculation.
VIC › Mount Martha › Bay Rd
$3,975,000–$4,375,000
For sale
Asking range
4
Bedrooms
3
Bathrooms
4
Car spaces
720 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
$3,975,000–$4,375,000
Asking range · $5,521/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Mount Martha (last 5 years) with land size have a median of $1,538/m² of land (n=57). Districts calculation from recorded sales — not a valuation.
Mount Martha at a glance
20,161
People
$1,300,000
Median sale
$756/wk
Median rent
3.02%
Suburb gross yield
Median sale from 63 recorded sales (last 12 months) — a Districts calculation.
Vs Mount Martha
+205.8%
Median sale
Suburb $1,300,000
-2.03 pp
Gross yield
Suburb 3.02%
Suburb median $1,300,000 from 63 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.
$245,689 on top of the price (6.2% 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 Mount Martha'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 $756/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 1.0%. 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
Mount Martha at a glance
20,161
People
$1,300,000
Median sale
$756/wk
Median rent
3.02%
Suburb gross yield
Median sale from 63 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by McEwing & PartnersThe quintessential coastal oasis designed for lifestyle lovers, this brand new residence with deluxe poolside entertaining area, shimmering bay views and a superbly appointed home office significantly raises the bar on seaside luxury just a few minutes’ stroll to the vibrant village and South Beach. Uniting high end finishes with a masterfully curated layout that facilitates a seamless connection between indoor and outdoor spaces, the four bedroom home flaunts three living areas and a culinary kitchen with waterfall edge stone benchtops, premium appliances and a butler’s pantry. Entire walls of sliding glass peel open to a resort inspired alfresco area with a barbecue kitchen, vast outdoor dining zone and a solar heated swimming pool, while the alfresco balcony off the master suite provides a stunning setting to watch the sunset paint the sky pink. A leisurely walk to the crystal waters of the beach and picturesque estuary walking trails, this luxury residence with hydronic underfloor heating, ducted heating and refrigerated cooling, off street parking and a four-car garage redefines contemporary seaside sophistication.
- BRAND NEW! NEVER BEEN LIVED IN RESIDENCE
- FIRB APPROVED
- Meticulously crafted by Hannaford & Co., with landscapes design by renowned Eugene Gilligan and interiors design by Bianca Jones, epitomizing luxury and sophistication
- State of the art coastal haven with bay views, only 300m to the village & 400m to the beach
- Three breathtaking living zones with high ceilings, oak flooring & sheer linen curtains, remote control blinds
- Luxury internal lift to both levels
- Fully appointed euro kitchen with stone benchtops and splash backs
- Integrated fridge/freezer, Miele ovens, microwave & wine fridge
- Butler’s pantry & integrated Miele dishwasher & induction cooktop
- Luxe master with fitted walk in robe & full ensuite with soaker tub
- 2nd bathroom with rainshower, guest ensuite & guest powder room
- Gas fireplace, hydronic underfloor heating, plus ducted heating & refrigerated cooling throughout
- Laundry with drying room & Miele washing machine & dryer
- Vast banks of sliding glass to poolside terrace & alfresco kitchen
- Floating staircase, internal life & home office by entry with double desk
- Solar panels, gated entry, CCTV security & 4 car garage, ample storage for boat/caravan with internal access
- Moments to superb schools, Mt Martha Golf Course & Martha Cove Marina
- 4 bedrooms, 3.5 bathrooms plus home office/study
- BBQ and outdoor area with bar fridge
Listing description written by Dean Phillips, McEwing & Partners — reproduced as published, not verified by Districts.