Mount Helen at a glance
3,163
People
$742,500
Median sale
$424/wk
Median rent
2.97%
Suburb gross yield
Median sale from 39 recorded sales (last 12 months) — a Districts calculation.
VIC › Mount Helen › Lewis Ave
$795,000–$825,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
3
Car spaces
894 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
$795,000–$825,000
Asking range · $889/m² of land
No recorded sale for this property.
Mount Helen at a glance
3,163
People
$742,500
Median sale
$424/wk
Median rent
2.97%
Suburb gross yield
Median sale from 39 recorded sales (last 12 months) — a Districts calculation.
Vs Mount Helen
+7.1%
Median sale
Suburb $742,500
-0.20 pp
Gross yield
Suburb 2.97%
Suburb median $742,500 from 39 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$48,435 on top of the price (6.1% 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Mount Helen'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 $424/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.
Gross yield if leased at the suburb aggregate is 2.8%. 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
Mount Helen at a glance
3,163
People
$742,500
Median sale
$424/wk
Median rent
2.97%
Suburb gross yield
Median sale from 39 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Buxton BallaratSet amongst the leafy surrounds of Mount Helen, 11 Lewis Avenue is a home with real personality. Sitting on a generous 894m² block, it offers plenty of room for the family, a flexible split-level design and a genuine connection to the natural environment that makes this pocket of Mount Helen so special.
One of the home’s standout features is its peaceful bush setting. Surrounded by established greenery and native trees, there’s a wonderful sense of privacy and tranquillity here, with local wildlife forming part of everyday life. From kookaburras and owls calling through the trees to echidnas wandering through the garden, it’s the kind of setting where you can sit outside, watch the birds amongst the branches and truly appreciate the natural beauty of the area.
Designed across multiple levels, the home offers a versatile floorplan with four generous bedrooms, a dedicated study and two bathrooms, providing plenty of separation and space for a growing family. Multiple living zones create flexibility throughout the home, while large windows draw in an abundance of natural light and frame the surrounding greenery.
At the heart of the home, the updated kitchen features stone benchtops, excellent storage, quality appliances and breakfast-bar seating, connecting effortlessly with the adjoining living spaces. A separate dining area and additional lounge complete with a wood fire provide further room to relax, entertain and enjoy the home throughout the seasons. A dedicated study area also provides an ideal space for working from home.
Outside, the home continues to embrace its beautiful natural surrounds. Established gardens frame a series of decked and paved entertaining areas, creating private spaces to enjoy a morning coffee, entertain family and friends or simply unwind amongst the trees. The covered alfresco provides an excellent option for year-round entertaining, while the mature native landscape enhances the feeling of privacy and seclusion.
Adding further appeal is the highly sought-after three-car garage, providing outstanding vehicle accommodation, additional storage and plenty of flexibility for families, tradespeople or those simply needing extra space.
The location is another major drawcard. Federation University, Mount Clear College, Mount Clear Primary School and Damascus College are all within easy reach, along with local childcare, shopping, sporting facilities and walking trails. Buninyong is only a short drive away, while the Ballarat CBD remains conveniently accessible, with easy access to public transport.
With four bedrooms, two bathrooms, a dedicated study, multiple living areas, three-car garaging, ducted electric heating and air conditioning, solar and an impressive 894m² allotment, 11 Lewis Avenue delivers the space and versatility families are looking for, with the added bonus of a peaceful bush setting and an abundance of native wildlife right outside your door.
Contact Joel Williamson or Jesse Dean today to arrange your private inspection.
Listing description written by Joel Williamson, Buxton Ballarat — reproduced as published, not verified by Districts.