Rochester at a glance
2,840
People
$455,000
Median sale
$398/wk
Median rent
4.55%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
4
Bedrooms
2
Bathrooms
8
Car spaces
1,820 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Rochester (last 5 years) with land size have a median of $454/m² of land (n=24). Districts calculation from recorded sales — not a valuation.
Rochester at a glance
2,840
People
$455,000
Median sale
$398/wk
Median rent
4.55%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
ZN
Zone
INDUSTRIAL 1 ZONE
IN1Z
Jurisdiction
Campaspe
Campaspe, VIC
Official property report
The original government planning document for this property. Sign in to view or download the PDF. Districts facts are a separate GIS extract and may not include every statement in the report.
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.
The official layer maps a flood zone on this parcel, intersecting about 99.8% of it (Vicmap Planning, retrieved 1 Sept 2026). Verify the extent against the title before relying on unaffected land.
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 INDUSTRIAL 1 ZONE · IN1Z (ZN). Official parcel area about 1,867 m². Dual occupancy looks constrained by site overlays or terrain. Two-lot subdivision looks constrained (often the rear or handle of the lot). 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.
99.8% of the official parcel intersects the loaded flood overlay. Layer: LAND SUBJECT TO INUNDATION OVERLAY. That is a finance, insurance, and rentability screen — distinct from whether the land can be subdivided. It is not a flood certificate or an insurer quote. Flood overlay on a material share of the lot can kill a rear-lot or battleaxe subdivision story. Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Official parcel about 1,867 m² — land size can look like optionality. What reduces it: LAND SUBJECT TO INUNDATION OVERLAY; SPECIFIC CONTROLS OVERLAY - PS MAP REF SCO2. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack. Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Rental
No advertised rent is recorded. Suburb median rent $398/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. Flood on or flagged for this lot can discount tenant demand versus a dry comparable.
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
This looks more like a hold-as-is house than a development site. Flood on the lot is the first thing to price.
Detail
Official parcel about 1,867 m² — land size can look like optionality. What reduces it: LAND SUBJECT TO INUNDATION OVERLAY; SPECIFIC CONTROLS OVERLAY - PS MAP REF SCO2. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack.
Nearby competing dwellings and net yield are still unknown.
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.
4 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned INDUSTRIAL 1 ZONE · IN1Z (ZN). Official parcel area about 1,867 m². Dual occupancy looks constrained by site overlays or terrain. Two-lot subdivision looks constrained (often the rear or handle of the lot). 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?
KnownmediumOfficial parcel about 1,867 m² — land size can look like optionality. What reduces it: LAND SUBJECT TO INUNDATION OVERLAY; SPECIFIC CONTROLS OVERLAY - PS MAP REF SCO2. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack.
Lot-level flood
Knownmedium99.8% of the official parcel intersects the loaded flood overlay. Layer: LAND SUBJECT TO INUNDATION OVERLAY. That is a finance, insurance, and rentability screen — distinct from whether the land can be subdivided. It is not a flood certificate or an insurer quote.
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
Rochester at a glance
2,840
People
$455,000
Median sale
$398/wk
Median rent
4.55%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Luke Ryan Real EstateOffering a rare family home and industrial shed package, this impressive property spans approximately 1,820m² and is positioned above flood level with convenient road-to-road access (Baynes Street to Francis Street).
Residential Home: This solid 4-bedroom, 2-bathroom brick veneer home is spacious and is designed for comfortable family living.
• Open-plan kitchen, dining and living area with timber hardwood flooring, kitchen featuring wall oven, gas cooktop, dishwasher and ample cabinetry
• Gas wall heater and ducted evaporative cooling throughout
• Sliding doors open to a fantastic undercover outdoor BBQ area, fully concreted and complete with firepit and spa
• 4 carpeted bedrooms, 3 with built-in robes, ceiling fans, blinds and sheers, fourth bedroom currently used as a home office & main bedroom includes walk-in robe and ensuite with shower, vanity and toilet.
• Spacious formal lounge with exposed brick feature wall, carpet and sheer curtains
• Family bathroom with shower, bath and vanity, plus separate toilet
• Laundry with built-in storage bench and cabinetry
Outdoor Features: Double garage with concrete floor and electric roller door, Ample off-street parking, Established gardens serviced by an automated sprinkler system
Industrial Shed: An outstanding bonus for trades, business owners or investors.
• 21m x 14m industrial shed
• Heavy-duty foundations with 8-inch concrete slab
• Foil-insulated roof
• Air conditioning and wood heater
• Mezzanine floor
• 15kW solar system
• Three-phase power
• Two hoists
• Dedicated man cave area
• Gravel yard with excellent fencing
• Security cameras and alarm system
With a very nice brick veneer 4BR residence and massive industrial shed on large block with road frontage at each end, this property is the absolute dream for those trades type workers looking to set up a work from home business. Presentation is excellent with the property being move in ready with nothing to do. For those looking for extra land and shedding, the property next door at 107 Baynes st can be negotiated into a purchase. 107 Baynes st is a block of same size being approx. 1820m2 and 12m by 8m shed with power, concrete, 11kw solar.
For further information on this impressive property or to arrange an inspection, contact Luke Ryan on 0438 841 127.
Listing description written by Luke Ryan, Luke Ryan Real Estate — reproduced as published, not verified by Districts.