Shepherds Flat at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Shepherds Flat › Ayreshire Dr
$1,195,000–$1,295,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
4
Car spaces
40,000 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
$1,195,000–$1,295,000
Asking range · $30/m² of land
No recorded sale for this property.
Shepherds Flat at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$72,326 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
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.
0 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownArea
Shepherds Flat at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Spa Country Real EstateA private 10-acre lifestyle property, just 15 minutes from Daylesford, features a passive-solar mud brick home, sweeping rural views, paddocks, dam, and a large machinery shed - perfect for those seeking a peaceful country retreat in Hepburn Shire.
This divine small acreage offers sustainable quintessential country living and space to breathe and the type of tranquillity and timeless charm that dreams are made of.
Imagine being surrounded by rolling hills, expansive vistas in every direction, birdsong at dawn, and age-old gums sweeping the skyline - this is where life beats to the heart of the land.
Welcome to your private country sanctuary, where your passive-solar mud brick home embraces you with gentle warmth and classic country charm from the moment you arrive.
Pass through the electric gate, leaving the hustle of the world behind. Paddocks and a dam flank the driveway, leading to the wood store and a lemon tree heavy with fruit. The home which is perfectly set into the landscape like an old friend - soulful, earthy, and charming.
Wake each morning to the chorus of birds and ever-changing skies framed by huge picture windows. Step out with your morning cuppa to breathe in the clean country air and watch the light move across the paddocks.
This is a home that restores, inspires, and invites you to slow down and savour the beauty of the surrounding landscape. Your new country lifestyle is perfectly located between the popular destinations of Daylesford and Castlemaine, and a commutable distance from Melbourne.
Ground Floor
• Spacious open-plan living and dining with wood burner and reverse-cycle heating/cooling.
• Wrap-around verandah and huge picture windows framing uninterrupted rural views.
• Mediterranean-inspired alfresco terrace for long lunches and sunset gatherings.
• Warm country kitchen with timber cabinetry, marble-topped island bench, walk-in pantry-perfect for produce from your own land.
• Two flexible bedrooms; the second ideal as an artist studio or retreat with direct access to the west-facing terrace.
• Combined bathroom/laundry plus a practical mud room/potting room/workshop space.
First Floor
• Two king-sized bedrooms with spectacular elevated northerly views, WIRs, and access to the full-length sun-drenched balcony.
• Generous bathroom with separate bath and shower, positioned to soak up the view.
• Sun-soaked library/retreat - the perfect space to read, reflect, or unwind.
Outdoors & Infrastructure
• Three fenced paddocks, animal shelter, dam, wood store, substantial water storage.
• Large machinery shed with plumbing, power, parking for four cars, workshop and studio potential (STCA). Solar panels and inverter.
• Approx. 10 acres (4HA) in total; a small southern parcel on Ayreshire Drive is leased to a neighbouring farm for convenience and ease of care.
Sanctuary, Serenity & Space - Your Country Lifestyle Awaits.
Your next chapter begins here.
Inspect as advertised or by appointment through exclusive agents: Spa Country Real Estate - Sebastian Browne (0410 400 919) and Suzi Browne (0438 886 848).
Listing description written by Sebastian Browne, Spa Country Real Estate — reproduced as published, not verified by Districts.
Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Honest achievable rent
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.