Merrigum at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Merrigum › Andrews Rd
$725,000
For sale
Asking
4
Bedrooms
2
Bathrooms
0
Car spaces
28,327.995 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
$725,000
Asking · $26/m² of land
No recorded sale for this property.
Merrigum at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$44,071 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
UnknownArea
Merrigum at a glance
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Median sale
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Median rent
No data
Suburb gross yield
Listing material
Listed by Luke Ryan Real EstateDiscover the perfect blend of comfortable family living and rural lifestyle at 175 Andrews Road, Merrigum. This well-appointed 4-bedroom, 2-bathroom home nestled amongst picturesque gardens sits on a generous 7 acres of land, offering a relaxed country lifestyle - including a self-contained unit, impressive shedding, and productive farm infrastructure.
The Home
The spacious lounge room features carpet underfoot, a cosy wood heater for those cooler months and a split system for year-round comfort. The adjoining sunroom offers a seamless indoor/outdoor connection with concrete flooring - a wonderful space to enjoy the changing seasons.
The kitchen features classic slate flooring, a gas cooktop, electric wall oven, and dishwasher. The dining area flows from the kitchen, featuring plank flooring, a sliding door to the outside entertaining area, and a charming small bar area around the corner - ideal for hosting family and friends.
Bedrooms & Bathrooms
The master bedroom offers carpet, ceiling fan, blinds, and a walk-in wardrobe. The ensuite has tiled flooring, shower, toilet, and vanity. Three additional bedrooms are all carpeted and fitted with built-in wardrobes and blinds, with bedroom 3 also featuring a ceiling fan and its own sliding door to the outdoors.
The main bathroom features a bath, shower, wall-mounted sink, and tiled floors, complemented by a separate toilet for added convenience. A slate-floored laundry completes the interior.
Outdoor Entertaining & Shedding
Outside, the home delivers an impressive array of features. A paved entertaining area with shade cloth provides a comfortable spot to relax, surrounded by beautifully maintained lawns and gardens. Additional outbuildings include a garden shed, wood shed, bird cage, and chook pen - catering to the hobby farmer and garden enthusiast alike.
A versatile 6x3m backyard shed offers excellent functionality, with half enclosed as a private room with a sliding glass door - ideal as a home office or studio - while the remainder provides open three-wall shed storage.
Self-Contained Unit
A fantastic addition to this property is the fully self-contained unit, complete with carpet, kitchen with electric cooktop and microwave oven, split system, and a bathroom with toilet, vanity, and shower. Perfect for extended family, guests, or potential rental income.
The Dam & Gardens
One of the true highlights of this property is the picturesque dam, beautifully framed by established gardens, a Bali hut perched at the water's edge, and a jetty - creating your own private oasis to unwind and soak in the tranquility of rural life.
Farm Infrastructure
The farm paddocks are well-fenced and can be irrigated via GMW outlet, making them suitable for a range of agricultural pursuits. A substantial three-bay, 6x9m three-wall shed with a concrete floor is positioned in one paddock, while cattle yards at the front of the property add further appeal for those looking to run livestock.
Properties like this are a rare find - offering the space and infrastructure, all within a comfortable rural setting. Whether you're looking to embrace the farming life, accommodate extended family, or simply enjoy the peace and privacy of acreage living, this property truly has it all. For further information or to arrange a private inspection, please contact Luke Ryan on 0438 841 127.
Listing description written by Luke Ryan, Luke Ryan 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.