Rochester at a glance
2,840
People
$455,000
Median sale
$398/wk
Median rent
4.55%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
VIC › Rochester › Hopetoun St
$495,000
For sale
Asking
3
Bedrooms
1
Bathrooms
0
Car spaces
1,029 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
$495,000
Asking · $481/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Rochester (last 5 years) with land size have a median of $454/m² of land (n=24). Districts calculation from recorded sales — not a valuation.
Rochester at a glance
2,840
People
$455,000
Median sale
$398/wk
Median rent
4.55%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Vs Rochester
+8.8%
Median sale
Suburb $455,000
-0.37 pp
Gross yield
Suburb 4.55%
Suburb median $455,000 from 11 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$29,733 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.
Pre-filled with Rochester'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 $398/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.
Gross yield if leased at the suburb aggregate is 4.2%. 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
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
Rochester at a glance
2,840
People
$455,000
Median sale
$398/wk
Median rent
4.55%
Suburb gross yield
Median sale from 11 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Luke Ryan Real EstateSet on an expansive allotment of approximately 1,000m², this well-maintained split-level residence offers comfortable family living, excellent outdoor entertaining, and impressive shedding facilities, making it an ideal choice for families, hobbyists, tradies, or those seeking additional storage space.
The home presents a versatile floorplan with a welcoming formal lounge at the front of the home featuring reverse-cycle air conditioning and gas heater, this room could also become a formal dining room. A separate study provides the flexibility of a home office or potential small fourth bedroom. An elevated sitting and library area at the rear of the home creates a peaceful retreat, perfect for relaxing with a book or enjoying views over the surrounding gardens. The lower level opens to a very spacious dining and living area overlooking the established fernery, landscaped gardens, and covered alfresco entertaining zone with bar. This open plan living area will be a great gathering place for the whole family and features gas wall heater, electric log fire and mantle creating a great space to sit with a book from the library and enjoy a cold winters day, a split system unit will keep the living area cool in summer. The updated kitchen is designed for practicality and functionality, complete with a wall oven, dishwasher, generous bench space, and pantry storage. Comfort is assured throughout all seasons with an electric log fire, gas heating, Split system units in both lounge areas and master BR, ceiling fans. Bedrooms feature built-in robes, quality floor coverings, and tasteful window furnishings.
Accessibility has also been thoughtfully considered with two ramps providing easy entry to the home. Energy efficiency is a standout feature, with a substantial 27-panel solar system and a battery storing generated power, helping to reduce ongoing power costs
Outside, the property continues to impress with extensive shedding and workshop facilities. The garage has been converted to a dedicated workshop and features roller doors, concrete flooring, power, workbenches, and a freestanding wood-fire heater. Adjoining the garage is a second workshop/ tool storage area offering the same practical inclusions. There is also secure off street parking with carport with electric roller door, second driveway gated into the back yard with outdoor power available for storage of caravans, boats, trailers, or additional vehicles.
Further highlights include:
• Large securely fenced backyard
• Covered outdoor fernery/entertaining area, including redgum bar
• Rainwater storage
• Fully fenced pet enclosure
• Neat established lawns and gardens, including fruit trees
• Veggie planter boxes
Offering outstanding value and an abundance of features both inside and out, this is a property that caters to a wide range of lifestyles and needs. With the property being immacuate inside and outside, those looking for quality will appreciate an inspection of this home.
Contact Luke Ryan on 0348 841 127 to arrange your inspection today.
Listing description written by Luke Ryan, Luke Ryan Real Estate — reproduced as published, not verified by Districts.
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