Broadford at a glance
4,789
People
$617,500
Median sale
$475/wk
Median rent
4.00%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
VIC › Broadford › Sugarloaf Creek Rd
$860,000
Last sold
29 Jan 2024
3
Bedrooms
2
Bathrooms
10
Car spaces
56,655.99 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
Last sold
$860,000
29 Jan 2024 · derived via latest_sale
Broadford at a glance
4,789
People
$617,500
Median sale
$475/wk
Median rent
4.00%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
Vs Broadford
+39.3%
Median sale
Suburb $617,500
-1.13 pp
Gross yield
Suburb 4.00%
Suburb median $617,500 from 22 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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 $475/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.
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.
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.
Nearby
Area
Broadford at a glance
4,789
People
$617,500
Median sale
$475/wk
Median rent
4.00%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Hess Real EstateOnly a ten-minute drive to the pretty township of Broadford, and direct access to the Hume Freeway, this lovely family home on approximately 5.4 ha of land, is well positioned on a plateau to the West of the town, with commanding 270-degree views including a lovely view to Mt. Piper. Approximately one hour travel via road or rail to Melbourne, you will appreciate the serenity of the region as you cross Sugarloaf Creek and meander past majestic Eucalypts and an assortment of bird life.
The residence has been well thought out with the family areas looking towards Broadford township and the rolling countryside. Two of the three very generous bedrooms have built in robes while the big master bedroom has a walk-in robe, ensuite and stunning views that you can enjoy from your bed with floor to ceiling windows.
The lounge is a fantastic size with solid wood fire and large windows adjacent to the well-appointed kitchen with corner pantry, under bench oven and four burner cook top plus a good size eating zone with a new split system and external access via a glass sliding door. The dining area, again, has lovely views and what a place to enjoy your evening meal.
Vehicles are looked after with a two-car carport and a large 12 m x 9 m x 4.3 m shed, concreted with three phase power plus there are three woodsheds and a workshop. Tank water of approximately 72,000 litres supplies the home and garden with a selection of roses, natives, and various other plants, all very well suited to the area.
A dam and cattle yards accommodate the livestock, and your fur babies are also looked after with their own enclosure. The property holds six head, and the paddocks sustain cattle all year round with good fencing coupled with an electric fence unit on mains power.
As you may be aware, properties like this are rare to find so contact me on 0417 012 041 or email me at gailk@hessrealestate.com.au for more information and an inspection.
Pretty 5.4 ha approx (14 acres approx.)
About 10 minutes from Broadford township
Approx one hour to Melbourne via road or rail.
Stunning views
Three-bedroom family home
72,000 litres approx. of tank water
Large shedding
Listing description written by Gail Kendrick, Hess Real Estate — reproduced as published, not verified by Districts.