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.
$420,000
For sale
Asking
4
Bedrooms
1
Bathrooms
0
Car spaces
800 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
$420,000
Asking · $525/m² of land
No recorded sale for this property.
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.
Vs Rochester
-7.7%
Median sale
Suburb $455,000
+0.38 pp
Gross yield
Suburb 4.55%
Suburb median $455,000 from 11 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$25,057 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.
Pre-filled with Rochester's advertised median rent — not a rent for this listing.
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 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. No recorded off-street parking — often a discount versus the suburb median for the same beds.
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.
Gross yield if leased at the suburb aggregate is 4.9%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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.
1 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
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?
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.
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 EstatePositioned in a convenient and well-established pocket of Rochester spanning approximately 800m², this character filled period home presents an exceptional opportunity to add some finishing touches to this beautiful home. From the moment you arrive, you'll appreciate the scope on offer and the opportunity to transform this property into something truly special. The existing home comprises four bedrooms serviced by a beautifully tiled central bathroom featuring a classic claw foot bath, a large shower and toilet. The kitchen and dining area forms the heart of the home, offering an open layout ready to be updated and enhanced to suit your style. The compact kitchen is fitted with lino timber look flooring, a gas stove and dishwasher, and provides easy access to the separate dining and lounge rooms. The dining room is equipped with a reverse cycle split system and ceiling fan, while the separate lounge offers a gas heater and ceiling fan, creating comfortable living spaces throughout the seasons. Adding to the home's period appeal are the high ceilings and original timber floorboards, which are currently exposed and present an excellent opportunity for polishing or the addition of new floor coverings to further enhance the home's charm. The four generously sized bedrooms are all fitted with ceiling fans. Three bedrooms include built-in robes, while the fourth offers flexibility as a guest room, home office or additional bedroom. All bedrooms would benefit from new floor coverings, providing the perfect opportunity to add your own style and finish.
Outside, the secure rear yard is enclosed by Colourbond fencing, providing an ideal space for children and pets. An undercover 2 car carport on the end of the shed provides good off steet parking. Shed is 6m x 5m fully enclosed colorbond and features a concrete floor, power, roller door, making it ideal for tradies, hobbyists or to use as additional storage. The generous allotment also offers ample space for extensions, further shedding, landscaping or future development (STCA).
The home has beautiful street appeal and has had all of the hard work done. Concrete stumps provide a solid foundation, new roof and cladding over the outside of the home. Good outdoor entertaining options with concrete floor under a wide back veranda and a dedicated BBQ area with concrete flooring and undercover area adjoining the veranda.
Ideally positioned within walking distance to supermarkets, chemists, schools, and other everyday amenities, this property delivers both convenience and outstanding future potential. Whether you're an investor, builder, developer or buyer with a vision, this is a rare opportunity to secure a sizeable corner allotment in an established Rochester location. Contact Luke on 0438 841 127 to arrange an inspection.
Listing description written by Luke Ryan, Luke Ryan Real Estate — reproduced as published, not verified by Districts.