Horsham at a glance
15,008
People
$467,500
Median sale
$406/wk
Median rent
4.52%
Suburb gross yield
Median sale from 162 recorded sales (last 12 months) — a Districts calculation.
VIC › Horsham › Barnes Blvd
5
Bedrooms
5
Bathrooms
4
Car spaces
3,666 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 Horsham (last 5 years) with land size have a median of $642/m² of land (n=115). Districts calculation from recorded sales — not a valuation.
Horsham at a glance
15,008
People
$467,500
Median sale
$406/wk
Median rent
4.52%
Suburb gross yield
Median sale from 162 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
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 $406/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
Horsham at a glance
15,008
People
$467,500
Median sale
$406/wk
Median rent
4.52%
Suburb gross yield
Median sale from 162 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by ZED Real EstateWelcome to 145 Barnes Boulevard, a true sanctuary of luxury living where breathtaking river views meet unmatched privacy. Designed as a bespoke family estate, this architectural masterpiece combines grandeur with comfort, seamlessly blending its indoor and outdoor spaces around an exquisite private indoor pool. Every detail has been thoughtfully crafted, creating a resort-style atmosphere that elevates both everyday living and lavish entertaining.
Inside, the residence showcases multiple living zones, each designed with sophistication and versatility in mind. A grand formal living room, a richly styled theatre with tiered recliners, a games room, and a dedicated office all contribute to a lifestyle of leisure and convenience. The heart of the home is its gourmet kitchen, fitted with VZUG and ASKO appliances, stone benches, a butler's pantry, and triple-stacked windows opening to the alfresco for seamless indoor-outdoor entertaining. The adjoining dining and family areas, warmed by a Louis XVI Italian marble fireplace, are framed by sweeping river views that define the home.
Accommodation is nothing short of exceptional, with five oversized bedrooms, each luxuriously appointed with walk-in robes and marble-tiled ensuites. The master retreat is a private haven featuring its own balcony with wrought iron railings, a parents' retreat, kitchenette, and a Versace-tiled indoor balcony overlooking the pool and alfresco. With handcrafted Jarrah staircases, ornate finishes, and soaring ceilings, every space reflects timeless elegance and attention to detail.
The outdoor domains are equally impressive, designed for recreation, relaxation, and year-round entertaining. From the solar-heated indoor pool and full-size tennis court to the lockable alfresco kitchen with stackable doors, the home caters to every occasion. Landscaped gardens, extensive lawns, and direct river access enhance its serene setting, while the four-car garage, ample additional parking, advanced security, Sonos sound system, and 50 solar panels deliver the ultimate in convenience and efficiency. Built from WA Tamala Limestone with Versace gold travertine paving and European columns, this trophy residence offers timeless construction and everlasting appeal. 145 Barnes Boulevard is not just a home, but a statement of prestige, privacy, and luxury living.
I acknowledge that this advertisement provides information as a guide only. Zed Real Estate does not verify the data and makes no claims regarding its accuracy. Buyers are to perform their own due diligence. Images and floor plans are to scale and created based on the photographer's best knowledge.
Listing description written by Mohsen Jaffari, ZED Real Estate — reproduced as published, not verified by Districts.