Nyora at a glance
1,621
People
$926,000
Median sale
$483/wk
Median rent
2.71%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
VIC › Nyora › Forrest Dr
$950,000–$990,000
For sale
Asking range
$620,000
Last sold
21 Oct 2019
0
Bedrooms
0
Bathrooms
0
Car spaces
40,468.564 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
$950,000–$990,000
Asking range · $23/m² of land
Last recorded sale $620,000 (21 Oct 2019).
Local land rate: recorded Rural Property sales in Nyora (last 5 years) with land size have a median of $88/m² of land (n=7). Districts calculation from recorded sales — not a valuation.
Nyora at a glance
1,621
People
$926,000
Median sale
$483/wk
Median rent
2.71%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Vs Nyora
+2.6%
Median sale
Suburb $926,000
-0.07 pp
Gross yield
Suburb 2.71%
Suburb median $926,000 from 15 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$58,097 on top of the price (6.1% 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.
Pre-filled with Nyora's advertised median rent — not a rent for this listing.
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 is recorded. Suburb median rent $483/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. No recorded off-street parking — often a discount versus the suburb median for the same beds.
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.
Gross yield if leased at the suburb aggregate is 2.6%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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
UnknownArea
Nyora at a glance
1,621
People
$926,000
Median sale
$483/wk
Median rent
2.71%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by SaleByHomeOwner.com.auThe phone enquiry code for this property is - 2662
𝟭𝟱 𝗙𝗼𝗿𝗿𝗲𝘀𝘁 𝗗𝗿𝗶𝘃𝗲, 𝗡𝘆𝗼𝗿𝗮 𝗩𝗜𝗖 𝟯𝟵𝟴𝟭
𝟰.𝟭𝟬 𝗵𝗲𝗰𝘁𝗮𝗿𝗲𝘀 | 𝗔𝗽𝗽𝗿𝗼𝘅. 𝟭𝟬 𝗮𝗰𝗿𝗲𝘀
A rare opportunity to secure an exceptional rural holding in an elevated position with 𝘂𝗻𝗶𝗻𝘁𝗲𝗿𝗿𝘂𝗽𝘁𝗲𝗱, 𝘀𝘄𝗲𝗲𝗽𝗶𝗻𝗴 𝘃𝗶𝗲𝘄𝘀 𝗮𝗰𝗿𝗼𝘀𝘀 𝗪𝗲𝘀𝘁𝗲𝗿𝗻 𝗣𝗼𝗿𝘁 𝗕𝗮𝘆. Offered for 𝗽𝗿𝗶𝘃𝗮𝘁𝗲 𝘀𝗮𝗹𝗲, this is a reluctant offering due solely to a change in circumstances- providing buyers the opportunity to secure a premium property 𝘄𝗶𝘁𝗵𝗼𝘂𝘁 𝗮𝗴𝗲𝗻𝘁 𝗳𝗲𝗲𝘀.
Carefully improved and beautifully presented, the land combines functionality with natural beauty, making it ideal for refined lifestyle living, grazing, or future vision.
𝗣𝗿𝗼𝗽𝗲𝗿𝘁𝘆 𝗛𝗶𝗴𝗵𝗹𝗶𝗴𝗵𝘁𝘀
• 𝟰.𝟭𝟬 𝗵𝗲𝗰𝘁𝗮𝗿𝗲𝘀 of predominantly cleared, fully usable land
• Elevated position with 𝘀𝘁𝘂𝗻𝗻𝗶𝗻𝗴, 𝘂𝗻𝗶𝗻𝘁𝗲𝗿𝗿𝘂𝗽𝘁𝗲𝗱 𝗪𝗲𝘀𝘁𝗲𝗿𝗻 𝗣𝗼𝗿𝘁 𝗕𝗮𝘆 𝘃𝗶𝗲𝘄𝘀
• 𝗧𝗼𝗽 ~𝟳 𝗮𝗰𝗿𝗲𝘀 𝗰𝗹𝗲𝗮𝗿𝗲𝗱 𝗮𝗻𝗱 𝗰𝗹𝗲𝗮𝗻, ideal for grazing or productive future use
•Remaining 𝗽𝗮𝗿𝗸‐𝗹𝗶𝗸𝗲 𝗮𝗰𝗿𝗲𝗮𝗴𝗲 featuring established gum trees
• 𝗙𝗶𝘃𝗲 𝗽𝗮𝗱𝗱𝗼𝗰𝗸𝘀 𝗽𝗹𝘂𝘀 𝗵𝗼𝘂𝘀𝗲 𝘆𝗮𝗿𝗱, all with 𝗻𝗲𝘄 𝗳𝗲𝗻𝗰𝗶𝗻𝗴 and 𝗱𝗼𝘂𝗯𝗹𝗲 𝗵𝗼𝘁 𝘄𝗶𝗿𝗲
• 𝗧𝗵𝗿𝗲𝗲 𝗱𝗮𝗺𝘀
• 𝗧𝘄𝗼‐𝗽𝗵𝗮𝘀𝗲 𝗽𝗼𝘄𝗲𝗿 𝗰𝗼𝗻𝗻𝗲𝗰𝘁𝗲𝗱, with 𝘁𝗵𝗶𝗿𝗱 𝗽𝗵𝗮𝘀𝗲 𝗶𝗻𝘀𝘁𝗮𝗹𝗹𝗲𝗱 𝗮𝗻𝗱 𝗿𝗲𝗮𝗱𝘆 when available
• All paddocks accessible and 𝗱𝗿𝗶𝘃𝗲‐𝘁𝗵𝗿𝗼𝘂𝗴𝗵 𝗰𝗮𝗽𝗮𝗯𝗹𝗲
• Extensive pasture improvement and land clearing already completed
• A striking 𝗻𝗲𝘄 𝗳𝗿𝗼𝗻𝘁 𝗳𝗲𝗻𝗰𝗲, finished with 𝗶𝗿𝗼𝗻𝗯𝗮𝗿𝗸 𝗽𝗼𝘀𝘁𝘀 𝗮𝗻𝗱 𝗺𝗲𝘁𝗮𝗹 𝗯𝗮𝗿 𝗽𝗮𝗻𝗲𝗹𝗹𝗶𝗻𝗴, creating a distinguished and welcoming entrance
𝗪𝗵𝘆 𝗬𝗼𝘂’𝗹𝗹 𝗟𝗼𝘃𝗲 𝗜𝘁
This is a property that has been thoughtfully improved, not just held.
It offers a rare balance of productive land, privacy and breathtaking outlooks.
Functional, well‑fenced, and easy to manage, while still offering the beauty and tranquillity expected of a premium rural setting. Whether enjoyed as a peaceful rural retreat or a long‑term investment in a tightly held location, it is a property that truly must be experienced in person.
𝗢𝗽𝗽𝗼𝗿𝘁𝘂𝗻𝗶𝘁𝗶𝗲𝘀 𝗼𝗳 𝘁𝗵𝗶𝘀 𝗰𝗮𝗹𝗶𝗯𝗿𝗲 𝗮𝗿𝗲 𝗳𝗲𝘄 𝗮𝗻𝗱 𝗳𝗮𝗿 𝗯𝗲𝘁𝘄𝗲𝗲𝗻.
𝗜𝗻𝘀𝗽𝗲𝗰𝘁𝗶𝗼𝗻𝘀
Inspection is 𝗵𝗶𝗴𝗵𝗹𝘆 𝗿𝗲𝗰𝗼𝗺𝗺𝗲𝗻𝗱𝗲𝗱 to fully appreciate the setting and views.
To arrange a private inspection, please contact:
𝗣𝗲𝘁𝗲𝗿 – 𝟬𝟰𝟭𝟮 𝟱𝟮𝟮 𝟬𝟭𝟭
𝗠𝗮𝗿𝗮 – 𝟬𝟰𝟮𝟭 𝟳𝟲𝟱 𝟳𝟲𝟬
Property Code: 1555
Listing description written by Sale By Home Owner, SaleByHomeOwner.com.au — reproduced as published, not verified by Districts.
Victoria 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.