Newmerella at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Newmerella › Joiners Rd
For sale
For sale
4
Bedrooms
3
Bathrooms
12
Car spaces
367,373.626 m²
Land
Districts View
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
No recorded sale price for this property yet.
Newmerella at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
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
Newmerella at a glance
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Median sale
No data
Median rent
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Suburb gross yield
Listing material
Listed by Orbost & District Real Estate90+ ACRES | DUAL RESIDENCE | CATTLE INFRASTRUCTURE | MULTIPLE INCOME STREAMS | PRIVATE SALE
Rare East Gippsland lifestyle property with real working credentials - enough land to run cattle, enough infrastructure to be fully self-sufficient, and enough home to accommodate the whole family.
Set on 90.78 acres just minutes from Orbost and the Snowy River, 138 Joiners Road is a fully equipped rural holding offering dual living, income-generating infrastructure, and paddocks ready for a small herd.
THE LAND & INFRASTRUCTURE
- Acreage split into paddocks with stock-proof fencing
- Cattle yards in place
- Stables and hay shedding
- Several dams across the property
- Water tanks and eco-conscious watering systems
- 300+ m² shed with workshop (approx. 28m x 13m)
- Gravel pit with ongoing lease (passive income)
- Private campground area - ideal for HipCamp, tourism or private events
- 10 garage spaces + 2 carports
- Wide driveways for trucks, machinery and caravans
THE MAIN RESIDENCE - DOUBLE BRICK DUAL-WING DESIGN
Built on a solid concrete slab, this generous 5-bedroom home features two fully self-contained wings ideal for multi-generational living, guest accommodation or rental income.
Main Home:
- 3 bedrooms with built-in robes
- 2 bathrooms - main with dual vanity, shower and spa bath
- Modern kitchen and separate dining room
- Living room with slow combustion fireplace
- Reverse cycle air conditioning
- Study / home office
- Outstanding outdoor living spaces and landscaped gardens
Guest Wing (fully independent):
- Large master bedroom with dual walk-in robe and full ensuite
- Separate kitchen and laundry
- Private entry
Central Hub:
- Expansive north-facing lounge connecting both wings
- Seamless flow to courtyards and gardens
LOCATION
The East Gippsland Rail Trail runs directly across the road. The Orbost Equestrian Centre and Showgrounds are at the end of the street. Orbost township is just minutes away for all day-to-day needs.
Whether you're looking to run a small cattle operation to offset the mortgage, build a fully self-sufficient lifestyle property, or simply secure a premium rural holding with serious income potential - this property delivers on all fronts.
Inspections by appointment. Contact Luke Oakley at Orbost Real Estate to arrange your private inspection.
INSPECTIONS: Flexible - contact agent to arrange a suitable time.
CONTRACT OF SALE: Available on request from our office.
Disclaimer: All information provided by third parties and believed to be correct but not guaranteed. Orbost Real Estate accepts no liability. Purchasers must conduct their own investigations before relying on this information.
Listing description written by Luke Oakley, Orbost & District 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.