Benjeroop at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$899,000
For sale
Asking
4
Bedrooms
1
Bathrooms
4
Car spaces
10,117.141 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
$899,000
Asking · $89/m² of land
No recorded sale for this property.
Benjeroop at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$54,918 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.
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
UnknownVictoria 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.
Area
Benjeroop at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Luke Ryan Real EstateSit back and relax on the banks of the Murray river in a very quiet part of the river where you do not see a lot of activity on the water yet the water is perfect for skiing and boating and other family water sports. Enjoy the paved outdoor entertaining area with power connection, green grass, and BBQ making the perfect place to unwind. This magnificent 2.5 acre riverfront property set on the mighty Murray River is located amongst the picturesque rural surroundings of Benjeroop, a small rural location, an ideal spot for those who want rural but not remote property with the major townships of Swanhill and Kerang being only approx. 30 minutes away and the lovely community of Barham being only 30 minutes away. A natural paradise offering a beautiful outlook with approx. 250 -300 meters Murray River Frontage, an abundance of flora and fauna including spectacular bird life and majestic River Gums. Well set back from the road making for private living, the home consists of 3 bedrooms plus office all with wonderful rural views, open plan kitchen/dining/living with solid wood heater and evaporative cooling plus good sized family bathroom. Outside features include the decked porch perfect to sit and soak up the sounds of nature all around and looking out to the river, 5kw solar panels, solar hot water, numerous fruit trees-(pear, apricot, apple, plum. nectarine, cherry, mulberry & grapes), 2x 5,000 gal poly water tanks which run the house, 2 megs river water S&D, NBN, power down to river bank for shed/bar entertaining area with lights, paving and lush green grass thanks to river water supply and good sprinkler systems. 2 Paddocks with stock troughs and sheep yards for those wanting to look after animals. Shedding on the property includes large fully enclosed zinculum 4 car shed with power and concrete floor, open front 3 bay hayshed, chook shed and bird cage. Available for purchase at additional cost with this sale is the 20 HP 4 stroke outboard Party Boat which seats 5-7 people, what better way to host a fun and relaxing cruise along the river with family and friends, suits the lifestyle perfectly. If you're into water skiing, this property will be high on the list to inspect with a very quiet waterway perfect for young children to learn away from busy waterways closer to major towns. For those looking for that quiet fishing/camping/glamping weekend getaway on the Murray, get in quick and don't let this one pass. Set up for entertaining, this property will be fun for the whole family, even room to build a Granny Flat (STCA) if required. Plenty of work opportunities in the area. If you and your mates are into fishing, why not get a syndicate together to purchase this rare gem. Call Luke Ryan on 0438 841 127 to arrange a must see inspection of this property.
Listing description written by Luke Ryan, Luke Ryan Real Estate — reproduced as published, not verified by Districts.
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