Beechworth at a glance
4,222
People
$680,000
Median sale
$514/wk
Median rent
3.93%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
VIC › Beechworth › Ford St
$980,000
Last sold
11 Dec 2025
2
Bedrooms
2
Bathrooms
0
Car spaces
1,012 m²
Land
Districts View
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
$980,000
11 Dec 2025 · derived via latest_sale
Local land rate: recorded House sales in Beechworth (last 5 years) with land size have a median of $834/m² of land (n=82). Districts calculation from recorded sales — not a valuation.
Beechworth at a glance
4,222
People
$680,000
Median sale
$514/wk
Median rent
3.93%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Vs Beechworth
+44.1%
Median sale
Suburb $680,000
-1.20 pp
Gross yield
Suburb 3.93%
Suburb median $680,000 from 17 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
ZN
Zone
GENERAL RESIDENTIAL ZONE - SCHEDULE 1
GRZ1
Jurisdiction
Indigo
Indigo, VIC
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.
The official layer maps a heritage listed area on this parcel, intersecting about 99.8% of it (Vicmap Planning, retrieved 31 Aug 2026). Verify the extent against the title before relying on unaffected land.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
VICZoned GENERAL RESIDENTIAL ZONE - SCHEDULE 1 · GRZ1 (ZN). Official parcel area about 1,022 m². Dual occupancy looks constrained by site overlays or terrain. Two-lot subdivision looks unlikely on the loaded constraints. This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Heritage constraint may block demolition or dual occupancy even on a large block. Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Official parcel about 1,022 m² — land size can look like optionality. What reduces it: HERITAGE OVERLAY (HO39). Heritage can block demolition and dual occupancy even when land size looks like a site. Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Rental
No advertised rent is recorded. Suburb median rent $514/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. Heritage constraints are a maintenance and alteration cost, not usually a rent premium by themselves.
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
Loaded constraints look like they kill a naive land-size story. Pay house money, or walk, until a planner confirms a pathway.
Detail
Official parcel about 1,022 m² — land size can look like optionality. What reduces it: HERITAGE OVERLAY (HO39). Heritage can block demolition and dual occupancy even when land size looks like a site.
Nearby competing dwellings and net yield are still unknown.
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.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned GENERAL RESIDENTIAL ZONE - SCHEDULE 1 · GRZ1 (ZN). Official parcel area about 1,022 m². Dual occupancy looks constrained by site overlays or terrain. Two-lot subdivision looks unlikely on the loaded constraints. This is a screen, not a planning certificate.
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?
KnownmediumOfficial parcel about 1,022 m² — land size can look like optionality. What reduces it: HERITAGE OVERLAY (HO39). Heritage can block demolition and dual occupancy even when land size looks like a site.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. 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
UnknownNo DA adapter returned applications 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
Beechworth at a glance
4,222
People
$680,000
Median sale
$514/wk
Median rent
3.93%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Indigo Real EstateLocated an easy 200m stroll via a sealed pathway to all the popular local shops and eateries, the former Beechworth Baptist Church was erected in 1873 under the guidance of James Ingram (affectionately known as the "Grand Old Man' of Beechworth) on the site where he first pitched his tent. It has been thoughtfully reimagined to create two separately liveable areas, or a potential front gallery or workspace, and seamlessly blends heritage charm with modern convenience in one of North East Victoria's most coveted communities.
From the moment you arrive through the grand timber entrance, the original grandeur is on full display. Soaring cathedral ceilings, stained-glass windows, hardwood floors, and an abundance of light and space set the tone for what awaits within.
The Original Church Residence
Retaining all the charm and features of the original church, the Nave now accommodates an open plan lounge, meals area, and kitchen, and dual sets of French doors open onto an outdoor paved courtyard. Baltic pine floors, stained glass windows, and vaulted timber-lined ceilings are all notable features.
The kitchen includes an electric oven and cooktop, stainless-steel sink, pantry, dishwasher, excellent storage, and a meals area.
Sitting above the original Crossing and Apse is a loft-styled, king-sized bedroom overlooking the living area and including a walk-in robe, shower room, separate toilet, and vanity.
The Contemporary Extension
Accessed via the original church, is the original vestry, which is now a central walk-through, and provides a seamless flow to the recent extension, which can potentially be closed to create two private and independent living areas. The vestry now contains a laundry, toilet, office space, and internal access to the double garage with dual remote doors.
Privately set back from the original church is a light-filled contemporary extension featuring an open plan living area, extensive surrounding windows, views to the rear gardens, kitchen with a gas cooktop, electric oven, dishwasher, excellent storage, lounge with a wood-style gas fireplace, and a separate meals area.
The main, king-size bedroom includes a walk-through robe and a tiled ensuite complete with a toilet, walk-in shower, vanity, and extra storage.
Additional features of the extension include double-glazed windows, floating floors, split-system air-conditioning, ceiling fan, and sliding doors to the rear, an extra-wide verandah, and the surrounding views.
Outdoor Living & Extras
Outside, this home includes established gardens, a shaded paved courtyard, spa, underground/walk-in wine cellar, and a garden shed.
Beechworth's Baptist Church is more than a residence – it is a landmark.
Contact the Indigo Real Estate Sales Team on 035728 3295 for more information and to arrange your inspection.
Listing description written by Jamie Horne, Indigo Real Estate — reproduced as published, not verified by Districts.