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 › Williams St
$1,125,000
Last sold
11 Feb 2026
4
Bedrooms
3
Bathrooms
2
Car spaces
1,138 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
$1,125,000
11 Feb 2026 · 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
+65.4%
Median sale
Suburb $680,000
-1.55 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 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 $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.
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
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 on approximately 1138sqm in a sought-after central Beechworth location, this light-filled renovated 1880s three-bedroom, two-bathroom home, with a separate one-bedroom, one-bathroom modern cottage, is within walking distance to local cafes, restaurants, shops, schools, and historic attractions.
The main home, fronted and surrounded by secure, easy-care gardens, features refurbished, insulated original timber floors and high ceilings throughout. A welcoming central hallway connects to two bedrooms at the front of the home, which feature plantation shutters and ceiling fans. Next is the main bedroom, which has double-glazed windows, a walk-in-robe, a ceiling fan, and a fully tiled ensuite with shower, toilet, and vanity.
The hallway also connects to the living area of the main home, which consists of an extended open-plan lounge with dining area and modern kitchen. The kitchen includes timber benchtops, a gas cooktop, and Bosch electric oven and dishwasher, and a walk-in pantry. This area also has a slow-combustion stove and a split-system air-conditioner. A double-glazed sliding door provides access to the northwest-facing vine-covered pergola and BBQ area. A separate external kitchen door leads to the southern side lawn, gardens, and raised vegetable beds. There is a separate laundry with built-in storage and room for both a washer and dryer. Electric hot water is installed.
At the rear of the main home is a large second living room with split-system air-conditioning, timber floors, high ceilings, and built-in shelving. French-style doors lead from this room to an undercover deck and sitting area. The second living room also contains the main tiled bathroom with a shower, toilet, and vanity.
At the rear of the property is an independent one-bedroom, one-bathroom cottage with an open-plan living room featuring a high-pitched ceiling with a dining area and kitchenette. The bedroom features built-in robes and a ceiling fan, and the living area includes split-system air-conditioning and a ceiling fan. The separate bathroom contains the toilet, shower, and vanity. The cottage includes a large undercover verandah. Instant gas hot water serves the cottage.
Additional features include a remote sliding gate that allows access to a double carport, a powered workshop, a garden shed, and an approximately 4.8kW solar system.
Listing description written by Jamie Horne, Indigo Real Estate — reproduced as published, not verified by Districts.