Gorae at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Gorae › Benbows Rd
$1,230,000
For sale
Asking
4
Bedrooms
2
Bathrooms
5
Car spaces
209,627.163 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
$1,230,000
Asking · $6/m² of land
No recorded sale for this property.
Gorae at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$74,333 on top of the price (6.0% 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.
0 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
Gorae at a glance
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Median sale
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Median rent
No data
Suburb gross yield
Listing material
Listed by Hudson PropertyTucked away in the quiet surrounds of Gorae, 103 Benbows Road offers a wonderful opportunity to enjoy a relaxed country lifestyle with the space and privacy so many buyers are seeking. This is the kind of property where you can slow the pace, breathe in the fresh air and make the most of a beautiful regional setting.
Set across approx. 51.8 acres (with approved 3 lot subdivision), this 4 bedroom, 2 bathroom plus study updated brick-veneer home delivers the appeal of rural living while still being within easy reach of the essentials. Whether you are dreaming of a tree change, a weekend retreat or a place to create your own country haven, this address offers the perfect foundation for a lifestyle filled with comfort, freedom and potential.
At its heart is a stunning kitchen featuring stone benchtops, a quality Belling cooker, dishwasher and generous pantry. The kitchen flows seamlessly into a light-filled family and dining area, where polished timber floors, a combustion wood heater and reverse cycle create a comfortable environment throughout the seasons.
French doors open onto one of the property's standout features - an expansive enclosed entertaining area designed for year-round enjoyment. Complete with sliding doors, built-in cabinetry and a kitchen sink, this versatile space is perfect for hosting family gatherings, celebrating special occasions, or simply relaxing while taking in the peaceful rural surrounds.
The outside space continues to shine with multiple paddocks, electric fencing, two dams, a bore, water troughs, and a bitumen driveway. There is also ample shedding which includes a large three-bay shed, cattle yards, a huge machinery shed, a large hay shed and a double garage.
Zoned Rural Living, this property has been subdivided into multiple lots.
With its inviting setting and endless lifestyle appeal, 103 Benbows Road is a chance to secure your own slice of regional Victoria in a tightly held pocket. Enjoy the tranquillity, embrace the open space and imagine the possibilities that await in this charming location.
NB: Boundary lines are an approximate only.
Listing description written by Narelle Petch, Hudson Property — reproduced as published, not verified by Districts.
Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Honest achievable rent
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.