Heywood at a glance
1,773
People
$350,000
Median sale
$347/wk
Median rent
5.16%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
$4,500,000
For sale
Asking
0
Bedrooms
0
Bathrooms
0
Car spaces
1,497,336.876 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
$4,500,000
Asking · $3/m² of land
No recorded sale for this property.
Heywood at a glance
1,773
People
$350,000
Median sale
$347/wk
Median rent
5.16%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
Vs Heywood
+1185.7%
Median sale
Suburb $350,000
-4.76 pp
Gross yield
Suburb 5.16%
Suburb median $350,000 from 22 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$279,814 on top of the price (6.2% 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 Heywood'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 $347/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 0.4%. 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
Heywood at a glance
1,773
People
$350,000
Median sale
$347/wk
Median rent
5.16%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Charles Stewart Warrnambool- State of the art small dairy farm milking 240 collared cows through 4 stall Robotic Lely dairy.
- All new steel shed (24m x 18m) with very recent technological upgrades (installed last 3 years) including as new Lely Robotic dairy is complete with 2 vats (15000l and 1500l) and glycol cooling system. Auto draft and cattle handling facilities with dairy office and Lely computer system. Auto feed system with 30 tonne pellet silo.
- New undercover loafing and calving barn (260 head capacity) 2000m2 - 0.5acre with woodchip base and adjacent feed pad on concrete base.
- 180 meg irrigation license and could water up to 200 acres if so desired. Current delivery is by traveling irrigator with space and opportunity for pivot installation. Second U/E irrigation bore. Sub pump on bore supplies all stock water.
- Strong ryegrass country in secure and reliable high rainfall district (800m/32' per annum). Improved pasture system via fodder crop/annual rye grass/perennial ryegrass rotation.
- Excellent laneways throughout to 28 paddocks, generally around 10ac/4ha in area.
- Ideally situated to Heywood (1.7km to main street) with affordable housing available. The historic deep sea port of Portland is 27km, whilst regional centres of Mt Gambier and Warrnambool are around 90km.
- Additional 80 acres available to lease adjoining and other expansion opportunities.
- Herd available at valuation additional to the land. Note 70 Heifers going into herd this year.
In conjunction with Western Rural Livestock and Property: Simon Hutchison (0407 529 295) and Barrie Hutchison (0447 271 787)
For further details refer to full listing details below:
AREA: 370 acres/149.79 Ha or thereabouts (as per rate notice)
LOCATION: 111 Smith Street, Heywood located on the north eastern edge of Heywood Township and walking distance to the main street. (1.7km) Centrally located to all major centres 27 km Portland, 61km Hamilton. Approximately midway (93km) to the regional centre of Southwest Victoria (Warrnambool) and the South-East of South Australia (Mt Gambier).
REGION: Heywood (Population 1800) is a charming town and is a rural service centre for its' rich agricultural hinterland. Services include primary and secondary schools, essential amenities including supermarket, hospitality venues, agricultural merchandise and machinery outlets. Other services include a bank, post office, pharmacy and hospital. The town boasts the Heywood Recreation Reserve with a football oval, netball/tennis courts, and playgrounds, alongside the Heywood Community Hall and Senior Citizens Building. Heywood, like many Western District towns, is built on the Fitzroy River and of note is within the world heritage listed Budj Bim National Park.
The property is within easy commuting distance of the historic deep-sea port of Portland (Population 11,340) which is significant agriculturally for Western Victoria with grain, cattle and agroforestry outbound and fertilizer inbound.
TENURE: Freehold - 3 Titles
Additional 80 acres available to lease adjoining (potentially
milking platform country), largely making the dairy farm self-
sufficient.
IMPROVEMENTS: Dairy
As new all steel shed ( 24x18m) with very recent technological upgrades (installed last 3 years) and improvements including an “as new” fully equipped 4 stall robotic Lely dairy. Dairy is complete with 2 vats (15,000L & 7700L) and glycol cooling system. Automatic feed system with 30-ton pellet silo. Auto draft and cattle handling facilities. Dairy Office with Lely computer system. 3 phase power connected - auxiliary heavy-duty generator if required. 1 Effluent pond.
FARMING IMPROVEMENTS
New undercover loafing and calving barn (2000m2 -0.5 acre) ideal for containment purposes with woodchip base and capacity
capacity for 260 cows. Adjacent feed pad with concrete base. One hayshed. Steel cattleyards.
WATER:
- Irrigation 180 megalitre irrigation entitlement which could water up to 200
acres if so desired. Current delivery is by travelling irrigator with opportunity for pivot installation. Currently using around 90 megalitres per annum. A 6” irrigation bore (underground power) yielding around 11,000 gallons/hour with 6-inch main line. Second unequipped irrigation bore.
- Stock Water
Submersible pump on bore around 100' deep, yielding around
4000 gallons/hour, pumps under pressure via 1.5-2-inch main lines to troughs with 2 x 5000G (22,500L) reservoir tanks. Majority of poly and concrete large cattle troughs.
PADDOCKS: Excellent laneways throughout link the vast majority of 28 paddocks which are generally around 10acre/4ha in area. Lease country could also be milked upon, making the dairy farm self-sufficient.
FENCING: Vast majority of 3 wire electric dairy fencing throughout of pine post construction.
PASTURES: Strong ryegrass country, topped up with annual ryegrasses. Generally, fodder crops are grown in the summer months partly under irrigation. Currently 14Ha of
Listing description written by Nick Adamson, Charles Stewart Warrnambool — reproduced as published, not verified by Districts.