Abora
SuburbsProperty X-RayMarket PulseCalculatorsPricing
How we score
Sign inStart free

A listing tells you how it looks. The record tells you what you can do.

Enter a Victorian address and read what Vicmap actually holds on it — lot dimensions, easements, planning overlays and true sun aspect. About five seconds.

What you can tell from photos

illustrative
  • “Generous 553.5 m² block”
  • “Sunny north-facing aspect”
  • “Room to extend or add a second dwelling”
  • “Quiet, established street”
the same lot

What the record says

example report
  • 553.5 m² · +20.1% on the 461 m² local medianTrue — and the one claim the photos could support.
  • 18 m of boundary faces north, not 30.7 mThe long sides run north–south, so they face east and west. The north aspect is the two short top edges.
  • 2 m sewerage easement across the parcelYou generally cannot build over it, which changes where a second dwelling could go.
  • 7 proposed lots within 500 m, nearest 237 mRegistered subdivision. Construction and a denser streetscape over the next few years.

Both columns are an illustration, not a real property. 14 Elmswood Street, Mount Waverley is an example address and its figures are representative — real reports are generated from Vicmap when you enter an address, and are not published.

Worked example · 14 Elmswood Street, Mount Waverley

How to read one

Five things this drawing settles about the block, in the order the report puts them: legal and physical limits before size and aspect.

SPI 18\PS412706553.5 m²
18FACES S7FACES N30.7FACES E12345N
North-facing 18 mSewerage 2 mExample · not surveyed
1

The north aspect is 18 m, not the long side

18 m of 97.4 m perimeter · 18.5%

“North-facing” means the boundary’s outward normal points north. This lot’s long 30.7 m sides RUN north–south, which makes them east and west facing — they take morning and afternoon sun, not midday.

So: the sunny edges are the two short ones at the top. A living space planned along a long side gets low winter light, whichever side you pick.

Cadastral geometry · computed outward normals
2

A 2 m sewerage easement crosses the block

1 easement · build-over restricted

Drawn from its own registered coordinates rather than guessed onto the nearest boundary. Buried-utility easements generally cannot be built over.

So: this is the constraint that decides whether a second dwelling or extension is possible at all. Confirm build-over rights with a conveyancer.

Vicmap easement annotation
3

Five sides, and one of them is derived

18 · 30.7 · 11 · 7 · 30.7 m

Vicmap returns the surveyed legs; the closing leg is implied. We compute it and mark it as derived, because the difference matters to anyone using the numbers.

So: an irregular lot is not a rectangle with a rounding error. The 7.0 m and 11.0 m edges are why a single 18 m frontage figure misleads here.

Vertex-to-vertex geodesic · indicative only
4

No planning overlays touch the parcel

Checked flood, bushfire, heritage, contamination

Absence is stated, not left blank. Nothing recorded means generally fewer restrictions on what you can build, renovate or remove.

So: read this as “nothing recorded”, not “nothing exists”. In pre-1997 subdivisions and outside metro, a constraint can exist without a drawn line.

Council planning scheme for the address
5

Big for the street, and the street is changing

553.5 m² vs 461 m² median · 7 proposed lots within 500 m

The lot is 20.1% above the local median. 7 proposed lots are registered nearby, the closest 237 m away.

So: two facts, no verdict. Densification reads as construction noise to one buyer and new amenity to another — which it is for you is not ours to say.

200 m and 500 m radii

Six things you get back

A report is one page covering the block, what it is worth, what is being built around it and which schools it is zoned to. Sample figures below.

What it does and doesn’t settle

It covers

  • Every Victorian address. About 2.1 million parcels, houses and units alike.
  • The block, the price, the pipeline and the schools — the six sections above, on one page.
  • Free, no account, with a daily limit per visitor. Signing up raises it.
  • Built when you ask, not a stored report — and a shareable link, so a partner or conveyancer opens the same thing.

It does not

  • Cover other states. Vicmap is a Victorian dataset.
  • Replace a survey. Lengths are vertex-to-vertex from the cadastral polygon. For measurements that bind, use the registered title plan.
  • Prove a clear title. Absence of a drawn easement is not absence of an easement.
  • Give advice. Verify with the council and a licensed professional.

Before you run one

Do I need an account?
No. It is free and works without signing in. A daily cap per visitor keeps the underlying data services affordable; signing up raises it.
Is the north-facing figure the backyard?
Not necessarily. We measure how much of the boundary faces north, which is a property of the lot. Which part is backyard depends on where the dwelling sits, and cadastral data does not record that — so read it as the lot's aspect, not the garden's.
Why can't I find these reports in Google?
Because there is no page to find. We do not publish a standing page for every address in Victoria — a report is built when you ask for it and carries a noindex instruction, so it never enters Google’s index or anyone else’s. Nothing you look up here turns into a public page about someone’s home.
Does it tell me what the property is worth?
Not that property specifically. It shows what homes of the same type, bedroom and bathroom count have sold for in that suburb over the last twelve months — the median, the middle half of the range, and how that compares with the suburb overall. Change the bedrooms or bathrooms and the figure follows. These are aggregated medians from recorded sales, never an estimate of one house, and no individual sale is shown.
What does it tell me about development nearby?
It counts proposed subdivision lots within 500 metres of the parcel and tells you how far away the nearest one is. That is registered subdivision activity, not rumour — it is the difference between a quiet street today and a building site for the next few years. It does not cover every kind of construction: a single knock-down rebuild next door will not appear, because it creates no new lots.
Which schools does it show, and why only government ones?
The government primary and secondary schools the address is zoned to, with the distance and the senior results where the cohort is large enough to publish. Only government schools have gazetted catchments — private, Catholic and independent schools take enrolments from anywhere, so there is no zone to be inside. Catchments follow streets rather than suburb lines, so two houses on the same road can be zoned to different schools. That is why this is answered for an address and not for a suburb.
What is the difference between this and a suburb page?
A suburb page describes an area — prices, demographics, schools across the whole suburb. This describes one block: its shape, its easements, its overlays, the schools that specific address is zoned to, and what is being built around it. Use the suburb page to choose where to look, and this to decide whether a particular property is worth inspecting.
Can this replace a conveyancer?
No. It tells you what the public record says before you spend money — a different job from a title search and a section 32 review. It is good at deciding which properties deserve that spend.
How current is the data?
Cadastral and planning layers refresh quarterly, and every report shows the date its data was current. Nothing is described as live that is not.

Check the block before you inspect the house

Read what the title plan says in about five seconds. Free, no account, any Victorian address.

Run a Property X-Ray

Data sources

Contains data © State of Victoria (Vicmap / data.vic.gov.au), licensed under CC BY 4.0, refreshed quarterly. School catchment data © Victorian Department of Education.

Informational only, and not financial, legal or planning advice. Figures are indicative — verify with the relevant council and a licensed professional before relying on them.