Forbes at a glance
8,163
People
$470,000
Median sale
$408/wk
Median rent
4.51%
Suburb gross yield
Median sale from 42 recorded sales (last 12 months) — a Districts calculation.
4
Bedrooms
2
Bathrooms
2
Car spaces
1,012 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Forbes (last 5 years) with land size have a median of $610/m² of land (n=35). Districts calculation from recorded sales — not a valuation.
Forbes at a glance
8,163
People
$470,000
Median sale
$408/wk
Median rent
4.51%
Suburb gross yield
Median sale from 42 recorded sales (last 12 months) — a Districts calculation.
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
NSWPlanning 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.” NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $408/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. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. 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. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
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
UnknownArea
Forbes at a glance
8,163
People
$470,000
Median sale
$408/wk
Median rent
4.51%
Suburb gross yield
Median sale from 42 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Michael J Robinson & CoNestled behind a charming picket fence and standing proudly on a meticulously maintained 1012 sqm block, 13 Battye Street offers a unique blend of classic elegance and modern comfort. Located in a highly sought-after residential area, this delightful home is just moments from the CBD, schools, churches, and sporting fields, making it an ideal choice for families and professionals alike.
From the moment you step inside, you’ll be captivated by the original architectural details that give this home its distinct character. A wide central hallway welcomes you with pressed metal 12ft ceilings, timber fretwork, polished floorboards, and original windows with coloured glass accents that beautifully complement the contemporary lighting fixtures and window furnishings.
The home boasts multiple living and dining zones, catering to both relaxed family living and elegant entertaining. There are four spacious bedrooms, two of which open via French doors onto a sunny sleepout, perfect for a playroom, office, or additional living space. The formal lounge room retains its original fireplace and mantel, enhanced with the convenience of a built-in wood fire for cozy winter nights.
Both the master ensuite and the main bathroom are brand new and feature luxurious underfloor heating, evoking the style of "Home Beautiful." The ensuite impresses with an intricately carved timber vanity, dual shower heads, and a large walk-in robe offering superb storage. The main bathroom continues the home's vintage charm, complete with two pedestal basins, a claw foot tub, toilet, and a large shower, all in keeping with the home's original design.
The transition from the original home to the contemporary extension is seamless, opening into a stunning open-plan kitchen and living area with polished concrete floors. The kitchen is a chef’s delight, showcasing Caesar stone benchtops, an expansive island bench that seats up to 12, a Fisher and Paykel oven with a gas cooktop, a dishwasher, and ample storage. The adjoining space easily accommodates a large dining table and additional living and entertaining zones, which flow effortlessly through triple doors to the outdoor pergola area, ideal for alfresco dining.
Year-round comfort is guaranteed with a range of heating and cooling options, including a wood heater, two gas heaters, six ceiling fans, a split system air conditioner, and ducted evaporative air conditioning. At the rear of the property, the double garage offers remote access from the rear lane, providing secure parking and additional storage. A granny flat or studio is partially completed, with framework, plumbing and wiring already in place, allowing the new owners to customize the space to their own needs.
Set among established gardens with raised beds and citrus trees, 13 Battye Street is an impressive blend of heritage charm and modern luxury that will not disappoint. With the vendors relocating interstate, there is genuine motivation to sell, making this a rare opportunity to secure a truly exceptional property. Call today to arrange your private inspection and experience all that this remarkable home has to offer.
Listing description written by Michelle Cheney, Michael J Robinson & Co — reproduced as published, not verified by Districts.
NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
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
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.