Forbes at a glance
8,163
People
$470,000
Median sale
$408/wk
Median rent
4.51%
Suburb gross yield
Median sale from 42 recorded sales (last 12 months) — a Districts calculation.
3
Bedrooms
1
Bathrooms
2
Car spaces
752.5 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 Forbes (last 5 years) with land size have a median of $610/m² of land (n=35). Districts calculation from recorded sales — not a valuation.
Forbes at a glance
8,163
People
$470,000
Median sale
$408/wk
Median rent
4.51%
Suburb gross yield
Median sale from 42 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
NSWPlanning 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.” NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $408/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. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. 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. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
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
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
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
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Area
Forbes at a glance
8,163
People
$470,000
Median sale
$408/wk
Median rent
4.51%
Suburb gross yield
Median sale from 42 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Century 21 Central WestAre you a first home buyer looking to step into the market? This solid home has stood the test of time and is the perfect starter — with the bonus potential to later become your first investment property. It also suits anyone wanting a project to capitalise on, offering a strong foundation for building your financial future.
Although identified in the flood overlay, the seller has confirmed the home has never flooded since they have owned it — even during the major 2022 event. What she'll miss most is how warm the home feels in winter and how naturally cool it stays in summer, thanks to its thoughtful design and durable cypress pine construction.
This property has already attracted buyer attention, including a mid-$300s offer that didn't proceed. The sellers have now positioned the price to make it achievable for buyers with a budget, leaving room to modernise and unlock further potential.
Set on a generous block close to town, this is smart buying in a location where lifestyle and convenience combine.
Why You'll Want to Inspect:
- Prime south-side position — minutes from the lake, shops, eateries, and the hospital
- Practical kitchen with built-in oven, dishwasher, and ample storage
- Bathroom with bath, shower, toilet, and heat lamps for winter comfort
- Three bedrooms, two with built-in wardrobes
- Freshly painted interiors — light, bright, and with scope to personalise
- Ducted evaporative cooling, three split systems, and a wood heater for year-round comfort
- Electrics in the house were done only a few years ago
Outdoor Features:
- Large undercover entertaining area — perfect for BBQs and family gatherings
- Drive-through garage with backyard access
- Sensor lighting around the yard for added security
- Generous block in a prime location — ideal for space and convenience
Perfect For:
- First home buyers wanting a quality start with upside
- Investors seeking a solid rental property in a great location
- Renovators ready to add value and reap the rewards
This home isn't pretending to be something it's not — it's solid, well-located, and ready for its next chapter.
Contact Century 21 Central West today to arrange your inspection. Please allow a few days' notice for access.
Listing description written by Christian Smith, Century 21 Central West — reproduced as published, not verified by Districts.
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