Nicholson at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Nicholson › Howletts Rd
$1,200,000–$1,250,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
4
Car spaces
408,732.499 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
$1,200,000–$1,250,000
Asking range · $3/m² of land
No recorded sale for this property.
Nicholson at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$72,612 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.
0 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
Nicholson at a glance
No data
Median sale
No data
Median rent
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Suburb gross yield
Listing material
Listed by Ashwood & Associates Real EstateDiscover the ultimate rural lifestyle with this magnificent 10-year-old sandstone-look brick home, set on approximately 101 acres of peaceful Nicholson countryside. Whether you dream of running livestock, 4WDing on your own land, camping under the stars, or simply embracing wide-open space, this property delivers a rare blend of comfort, scale and freedom.
Along with expansive bushland to explore, the property includes approximately 15 acres of quality grazing land, providing excellent capacity to run livestock or enjoy it as a horse-friendly retreat.
Inside, the home boasts higher-than-standard ceilings, floating floorboards, and a spacious, light-filled layout designed for modern family living. The oversized kitchen is a standout, featuring quality appliances including a Belling induction oven and Smeg dishwasher, ample bench and cupboard space, servery windows to the alfresco, and a walk-in pantry with charming barn doors.
The master suite offers a true retreat with plantation shutters, ceiling fan, a generous walk-in robe, and a large ensuite with a skylight. Three additional bedrooms—each with built-in robes and ceiling fans—surround a second living area and the family bathroom, creating the ideal children’s or guest wing. A walk-in linen press, attic/loft storage with ladder, and a large laundry add to the home’s excellent practicality.
Year-round comfort is assured with refrigerated heating and cooling, a wood fireplace in the main living area, and an additional split system.
Step outside to an impressive undercover alfresco with outdoor blinds, perfectly positioned to capture sweeping views of rolling hills. Entertain around the dedicated fire pit area, or enjoy productive outdoor living with established veggie gardens, a chook shed, wood shed, and a 110,000L water tank.
Shedding is well covered, with a 6m x 9m (approx.) high barn-style shed complete with its own fireplace—ideal as a workshop, mancave or retreat. The land is well set up for livestock, featuring a dam in the bottom paddock, a trough in the top paddock, and a pod feeding the upper tank.
Located in peaceful Nicholson—loved for its rural charm, river access and quiet community feel—you’re still only an approx. 20-minute drive to the Bairnsdale CBD for work, school, or shopping, and less than 30 minutes to Lakes Entrance for boating and leisure, making this the perfect blend of seclusion and convenience.
A truly remarkable lifestyle property offering space, quality and endless possibilities.
For an inspection, contact Kim Ashwood: 0421 868 147 or Kane Ashwood: 0439 036 412 at ASHWOOD & ASSOCIATES REAL ESTATE.
Property Code: 401
Listing description written by Kim Ashwood, Ashwood & Associates Real Estate — reproduced as published, not verified by Districts.
Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Honest achievable rent
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.