Dales Creek at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Dales Creek › Dales Creek Ave
$420,000–$450,000
For sale
Asking range
2
Bedrooms
1
Bathrooms
0
Car spaces
4,044 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
$420,000–$450,000
Asking range · $104/m² of land
No recorded sale for this property.
Dales Creek 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.
$25,057 on top of the price (6.0% 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
UnknownVictoria 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.
Area
Dales Creek 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 McGrath BallanEmbrace the beauty, peace and freedom of Australian bush living with this solid brick two-bedroom property, peacefully positioned in the sought-after surrounds of Dales Creek. Set on a cleared acre allotment with established infrastructure including water tanks, a wastewater system and shedding, this is an opportunity to secure an existing dwelling and create something truly special in a picturesque country setting.
• The home offers a full kitchen providing a practical heart to the home, with adjoining dining space for relaxed family meals and entertaining. A light-filled living area offering a welcoming place to unwind and take in the peaceful surrounds.
• Two comfortable bedrooms with built in storage, a peaceful retreat surrounded by the tranquillity of the Australian bush.
• Serviced by a functional and spacious bathroom, a separate toilet and separate laundry.
• Cosy log-burning fireplace providing warmth and atmosphere through the cooler months.
• Split-system heating and cooling offering year-round comfort.
• Solid brick construction providing a substantial foundation and plenty of scope to make the property your own.
• Cleared allotment offering space, flexibility and an inviting connection to the surrounding natural landscape.
• Water tanks and an established wastewater system already servicing the property.
• Existing shedding providing valuable storage and workshop potential, with some work required to bring it back to its best.
• An opportunity to embrace the slower pace, fresh air and natural beauty that comes with living in an Australian bush setting, while being within easy reach of the surrounding townships and amenities.
Due diligence is essential: prospective purchasers must independently investigate the property's building approvals, permits, compliance and occupancy status before making any decision to purchase
Important information for purchasers: The building permit has expired and an Occupancy Permit has not been issued. Outstanding building works and compliance requirements remain, and obtaining the necessary approvals is not guaranteed or represented as straightforward. Thorough due diligence is essential. Purchasers must independently satisfy themselves as to the property's approval and compliance status, including making enquiries with Moorabool Shire Council, the relevant building surveyor and other appropriately qualified professionals. Independent legal, building and financial advice is strongly recommended before entering into a contract of sale.
For those prepared to take on and embrace the opportunity, this is a chance to secure an existing property in a beautiful Australian bush setting and bring its next chapter to life. Call Harriet on 0439 429 435 for further information and to organise an inspection.
Listing description written by Harriet Bevan, McGrath Ballan — reproduced as published, not verified by Districts.