Ararat at a glance
8,414
People
$450,000
Median sale
$436/wk
Median rent
5.04%
Suburb gross yield
Median sale from 134 recorded sales (last 12 months) — a Districts calculation.
$970,000
Last sold
20 Oct 2025
5
Bedrooms
3
Bathrooms
6
Car spaces
4,008 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
$970,000
20 Oct 2025 · derived via latest_sale
Local land rate: recorded House sales in Ararat (last 5 years) with land size have a median of $519/m² of land (n=123). Districts calculation from recorded sales — not a valuation.
Ararat at a glance
8,414
People
$450,000
Median sale
$436/wk
Median rent
5.04%
Suburb gross yield
Median sale from 134 recorded sales (last 12 months) — a Districts calculation.
Vs Ararat
+115.6%
Median sale
Suburb $450,000
-2.70 pp
Gross yield
Suburb 5.04%
Suburb median $450,000 from 134 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 $436/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.
Area
Ararat at a glance
8,414
People
$450,000
Median sale
$436/wk
Median rent
5.04%
Suburb gross yield
Median sale from 134 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Elders Real Estate AraratNestled on a beautifully landscaped one acre allotment just 2.8km from Ararat's town centre, 123 Picnic Road offers an exceptional lifestyle where modern family living meets outdoor adventure. Surrounded by the natural beauty of One Tree Hill, McDonald Park, and moments from Chalambar Golf Course, this residence delivers both serenity and convenience in equal measure.
From the moment you step through the double doors into the spacious entry with its bespoke artwork niche, the sense of quality and craftsmanship is clear. At the heart of the home, the north-facing lounge boasts a striking stack-stone fireplace flanked by custom timber cabinetry, creating a warm and inviting space for family gatherings. The designer kitchen is a standout, featuring natural granite splash backs and benchtops with waterfall ends, a 900mm Smeg cooker, coffee station, appliance nook, and clever storage solutions throughout. Overlooking the gardens, the dining area seamlessly connects to the extensive alfresco, while the family room with built-in media niche adds another layer of versatility for everyday living.
Privately positioned, the master suite is a true retreat with space for a king bed, dual walk-in robes with custom cabinetry, and a luxurious ensuite with stone vanity and rail shower. Three further bedrooms, all generous in size, include built-in robes (one with a wall-to-wall desk perfect for children's study or home office), serviced by a family bathroom, sperate toilet and practical laundry that present like new.
The double garage is anything but standard - fitted with custom cabinetry, tall storage, a secondary laundry station, and practical benches to cater for hobbies, storage, and family needs. Climate control is effortless with ducted heating, evaporative cooling, ceiling fans, block-out blinds, and a wide front veranda offering seasonal comfort.
Step outside to discover the entertainer's dream: a sprawling undercover alfresco complete with built-in BBQ cabinetry, granite benchtops, privacy screening with seating, built-in bar, wine fridge, and wall-mounted TV. Terraced gardens, raised veggie beds, lush lawns, paved perimeters, wood storage, water tank, and a 7mt x 3.75mt garden shed with shelving and concrete floor complete the outdoors.
For the ultimate in versatility, a 15mt x 9mt shed has been transformed into an incredible entertainment hub with a built-in bar, servery window, wine storage, pot belly fire, TV, and room to host the largest of gatherings. Concealed behind a wall of cabinetry, the space extends into a self contained studio with bathroom, laundry, bedroom, and lounge facilities perfect for additional guest accommodation or the ideal teenagers retreat. A large car and caravan port (14m x 9mt) and a 5kW solar system with 20 panels further enhance the property's appeal.
Offering an enviable lifestyle with space, style, and flexibility, 123 Picnic Road is the perfect forever home for families who value comfort, storage, entertaining, and the outdoors.
This is the one you've been waiting for - contact Linda Fry on 0484 022 203 to register your interest and arrange your private inspection today.
Listing description written by Linda Fry, Elders Real Estate Ararat — reproduced as published, not verified by Districts.