Nyora at a glance
1,621
People
$926,000
Median sale
$483/wk
Median rent
2.71%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
VIC › Nyora › Lang Lang Poowong Rd
$4,500,000
Last sold
15 Nov 2019
10
Bedrooms
6
Bathrooms
5
Car spaces
2,189,349.325 m²
Land
Districts View
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
Last sold
$4,500,000
15 Nov 2019 · derived via latest_sale
Local land rate: recorded Rural Property sales in Nyora (last 5 years) with land size have a median of $88/m² of land (n=7). Districts calculation from recorded sales — not a valuation.
Nyora at a glance
1,621
People
$926,000
Median sale
$483/wk
Median rent
2.71%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Vs Nyora
+386.0%
Median sale
Suburb $926,000
-2.15 pp
Gross yield
Suburb 2.71%
Suburb median $926,000 from 15 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
ZN
Zone
TRANSPORT ZONE 2 - PRINCIPAL ROAD NETWORK
TRZ2
Jurisdiction
South Gippsland
South Gippsland, VIC
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
VICZoned TRANSPORT ZONE 2 - PRINCIPAL ROAD NETWORK · TRZ2 (ZN). Official parcel area about 400,553 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Official parcel about 400,553 m² — land size can look like optionality. What reduces it: ENVIRONMENTAL SIGNIFICANCE OVERLAY - SCHEDULE 9. Vegetation or biodiversity constraints can sterilise the developable portion of the lot. Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Rental
No advertised rent is recorded. Suburb median rent $483/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.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. 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.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned TRANSPORT ZONE 2 - PRINCIPAL ROAD NETWORK · TRZ2 (ZN). Official parcel area about 400,553 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
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?
KnownlowOfficial parcel about 400,553 m² — land size can look like optionality. What reduces it: ENVIRONMENTAL SIGNIFICANCE OVERLAY - SCHEDULE 9. Vegetation or biodiversity constraints can sterilise the developable portion of the lot.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. 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
UnknownNo DA adapter returned applications 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
Nyora at a glance
1,621
People
$926,000
Median sale
$483/wk
Median rent
2.71%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by First National Real Estate Neilson Partners (Pakenham)Located at Nyora within the South Gippsland Shire in an area known for its scenic beauty and as a prime grazing and dairy area, Loombrack Farm comprises 541 Acres (to 4 Titles).
The property offers a wonderful mix of cleared pastures and native hardwood bushland comprising of level to gently rising, to undulating and moderately steep pastures with stands and scatters of native hardwoods (to approximately 70 acres), and numerous water assets including a magnificent lake with a capacity of 60 megalitres. There are panoramic views to be had from many vantage points, particularly from the three residences located on the property.
Three road frontages (Lang Lang – Poowong Road, South Gippsland Highway and Henrys Road) servicing the four Titles offer excellent flexibility for access and also for potential future development. Currently used as a grazing property for cattle, the property is securely leased to January 2022.
Given sealed road frontages, a very appealing topography, reliable water and wonderful distant views the property has all the hallmarks to be developed into a boutique lifestyle opportunity for the right buyer. The three residences will also provide for family, extended family or another income stream as tenanted assets. The residences, located along the Lang Lang- Poowong Road are:
1) 100 Lang Lang – Poowong Road. A very substantial two story residence, positioned to take full advantage of the panoramic views. Offering four (4) large bedrooms, three bathrooms, two very spacious living areas, a well planned kitchen, and a two car garage under roofline.
2) 180 Lang Lang – Poowong Road. A classic 1960’s cream brick veneer of 3 bedrooms, 1 bathroom, 1 car garage set amongst well established gardens. There is also a stock and domestic bore, in working order.
3) 15 Edwards Lane. A late 1990’s two level A-Frame style residence of 3 bedrooms, 2 bathrooms, newer steel machinery/storage shed.
Loombrack Farm is very conveniently located to the immediate South and South Eastern fringes of the Nyora business, residential and recreational precincts, providing a compelling context for inclusion in the future development forecasts for the Nyora Township. Nyora has seen an influx of residents in the past number of years and is fast becoming a highly desirable rural residential lifestyle location proximate to major urban and business/ manufacturing centres at Cranbourne, Narre Warren, Pakenham, Dandenong and Melbourne. Inspect with absolute confidence.
For further information, a comprehensive Information Memorandum has been prepared and is available upon request.
Listing description written by Nyall Greene, First National Real Estate Neilson Partners (Pakenham) — reproduced as published, not verified by Districts.
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