Moe at a glance
9,710
People
$425,000
Median sale
$357/wk
Median rent
4.37%
Suburb gross yield
Median sale from 83 recorded sales (last 12 months) — a Districts calculation.
VIC › Moe › Service Road North Rd
$1,000,000
For sale
Asking
3
Bedrooms
3
Bathrooms
1
Car spaces
1,981 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
$1,000,000
Asking · $505/m² of land
No recorded sale for this property.
Moe at a glance
9,710
People
$425,000
Median sale
$357/wk
Median rent
4.37%
Suburb gross yield
Median sale from 83 recorded sales (last 12 months) — a Districts calculation.
Vs Moe
+135.3%
Median sale
Suburb $425,000
-2.51 pp
Gross yield
Suburb 4.37%
Suburb median $425,000 from 83 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$61,144 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.
Pre-filled with Moe'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 $357/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 1.9%. 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
Moe at a glance
9,710
People
$425,000
Median sale
$357/wk
Median rent
4.37%
Suburb gross yield
Median sale from 83 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ross Maddaluno Real EstateIntroducing one of regional Victoria's most compelling childcare development opportunities. With a planning permit already in hand for a purpose-built, 77-place for children childcare centre, 12 Service Road North, Moe removes the single biggest barrier in development, time. Skip the red tape, skip the uncertainty, and go straight to building.
Positioned in the heart of Moe, this 1,981m² General Residential Zone allotment sits in a prime township location surrounded by the very families who need quality childcare most. With Moe Primary School and St Kieran's Catholic Primary School (Lloyd Street) all within close proximity (less than 1km), this address places your future centre at the centre of Gippsland's family life.
The Numbers Make Sense. The Location Makes it a No-Brainer.
Moe's residential base is growing, and the demand for quality early childhood services in the Latrobe Valley continues to outpace supply. The area's population growth is further supported by significant investment in local health infrastructure, with Latrobe Regional Health, a major regional hospital and health service located just minutes away. This is a genuine ground-floor opportunity for childcare operators, developers, and investors looking to establish a foothold in a high-growth regional corridor with strong family demographics and limited competition.
KEY HIGHLIGHTS
• Planning permit approved for a purpose-built childcare centre — 77 licensed places
• Save significant time and cost — town planning approval already secured
• 1,981m² allotment — General Residential Zone, highly accessible configuration
• Exceptional exposure — prominent position with excellent street visibility
•Walking distance to Moe Primary School, St Kieran's Catholic Primary School, and Lowanna College
• Easy highway access — convenient connectivity for drop-off and pick-up
• Close to shops, public transport and town centre amenity
• Strong and growing demand for childcare in the local catchment, underpinned by ongoing population growth across the Latrobe Valley
• Ideal for operators and developers — hit the ground running with approvals in place
THE OPPORTUNITY
This site represents a rare combination of locational excellence and planning certainty. The hard work of securing town planning approval has already been done. All that remains is for the right developer or operator to bring Moe's next premium childcare facility to life.
Moe's expanding residential community and young family demographic create the ideal environment for a high-quality childcare centre. The Latrobe Valley's population has seen consistent growth in recent years, with families relocating from metropolitan Melbourne drawn by affordability, lifestyle, and improving local services. Coupled with the presence of Latrobe Regional Health nearby, one of the region's largest employers and a major attractor of working families, the demand for quality early education in this catchment has never been stronger. With schools, transport, shops and the highway all on the doorstep, the address practically sells itself to working parents.
For childcare operators seeking a ready-to-go regional site, or developers looking to capitalise on Victoria's surging early education sector , this is your opportunity.
For council approval permit, please refer to the PDF. For sale by CONTACT AGENT. Opportunities with planning approval at this level of readiness don't last, act before the market does. All enquiries should be directed to Ross Maddaluno on 0411 122 434 or email officemanager@rossmaddaluno.com.au
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Listing description written by Ross Maddaluno, Ross Maddaluno Real Estate — reproduced as published, not verified by Districts.