Lakeside Boulevard, Pakenham VIC 3810
Maple Grove is a Stockland Lakeside community of 3-bedroom townhouses on Lakeside Boulevard, Pakenham. Titled land ready now, fixed-price two-part contracts, 7-star NCC energy rating across the lineup.
Complete · Titles Q2 2026
| Unit | Level | Type | Beds | Baths | Area (m²) | Parking | Price | Actions |
|---|---|---|---|---|---|---|---|---|
| 535 | — | H | 4 | 2 | 130 | 2 spaces | $680,500 | |
| 539 | — | TH | 3 | 2 | 145 | 1 space | $575,027 | |
| 540 | — | TH | 4 | 2 | 186 | 2 spaces | $649,964 |
Pakenham unit median $550k
Quarter
▼ 5.2%
Year
▲ 12.2%
5-year trajectory · PAKENHAM units
REIV · 2021 Q1 → 2026 Q1
REIV, Outer Melbourne · Mar-26 quarter · thin sample
Entry
$575k
3-bed, 145 sqm
Mid range
$650k
4-bed 2-bath
Top of range
$681k
4-bed 2-bath, 130 sqm
Pakenham yield
4.40%
Median unit price, south-east melbourne peer suburbs
Suburb unit medians, REIV.
Vacant land values in Pakenham · Source: Valuer-General Victoria (via OpenLot.com.au)
7-year growth
+59%
Q4 2017 → Q4 2024
~6.8% compound annual
16-year growth
+130%
2008 → 2024
~5.4% compound annual
Current median
$318,000
Q4 2024 vacant land
Current Pakenham: $280k–$340k
Pakenham is part of Melbourne's designated south-east growth corridor. Vacant land values have grown ~7.0% annually over the past 7 years, and around 5.4% annually over 16 years. The 2024 softening followed the 2021–2022 post-COVID spike; Q4 2024 land at $318k remains well above pre-2020 levels.
Historic growth is not predictive of future performance. Figures from Valuer-General Victoria (via OpenLot.com.au).
The structural cost differences between buying new vs existing stock at the same price point · For investors
Established house @ $600,000
Comparable established price point
| Stamp duty basis | Full $600,000 |
| Stamp duty (investor) | $31,070 |
| Depreciation: Div 43 (capital works) | Claimable if built post-1987 |
| Depreciation: Div 40 (fittings) | Not claimable (2017 rule) |
| Yr 1 deductions, estimated | ~$3,000 – $4,000 |
New build, two-part contract @ $649,964
Townhouse · $290,000 land + $359,964 build
| Stamp duty basis | Land only ($290,000) |
| Stamp duty (investor) | ~$12,470 |
| Depreciation: Div 43 (capital works) | Claimable |
| Depreciation: Div 40 (fittings) | Claimable (new build) |
| Yr 1 deductions, estimated | ~$18,000 – $21,000 |
Two structural advantages unique to new-build two-part H&L
Stamp duty on land only. In a two-part H&L contract, Victorian stamp duty is assessed on the land value, not the full package. That's approximately $19,000 less than an equivalent-priced established house.
Full depreciation on fittings. Since November 2017, investors in established residential property can't depreciate plant & equipment (appliances, blinds, flooring, air-con). That concession is unique to brand-new stock, roughly $5,000–$7,000 in year-one tax savings at a 37% marginal rate.
Combined, these two structural differences are worth ~$24,000–$25,000 in year one versus the same purchase as an established house.
Stamp duty figures use Victorian SRO general/investor schedule. Two-part contract land-only treatment depends on contract structure — confirm with your conveyancer. Depreciation estimates from BMT Tax Depreciation industry averages; actual figures require a quantity surveyor's schedule. First-home-buyer and owner-occupier concessions change this comparison materially.
$3,494 – $5,235/m²
size-normalised across the bedroom mix
+$91k over 10 yrs
new build vs established, after tax · run the numbers ↗
VGV Pakenham unit median · new-build calc: VIC · 37% bracket · 20% deposit · 6.5% interest · 4.2% yield · 7% growth · 10-yr hold.
Population
51,200
Median age
31
VIC: 38
Household income
$1,820
+3% vs VIC
Bachelor's +
17%
VIC: 29%
Age profile: the 25-34 cluster
Pakenham's resident profile is a young-family suburb: median age 31, 24% under 14, 47% couple-with-children households (vs 46% Victoria), 86% separate houses, 71% owner-occupier. The township renter pool is small relative to inner-city stock — Maple Grove is fundamentally an owner-occupier and family-investor product.
Source: ABS 2021 Census · Pakenham (Vic.) SAL21407
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