Orbost at a glance
2,167
People
$360,000
Median sale
$325/wk
Median rent
4.69%
Suburb gross yield
Median sale from 39 recorded sales (last 12 months) — a Districts calculation.
VIC › Orbost › Salisbury St
$449,000
For sale
Asking
3
Bedrooms
2
Bathrooms
3
Car spaces
1,010 m²
Land
Districts View
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
$449,000
Asking · $445/m² of land
No recorded sale for this property.
Orbost at a glance
2,167
People
$360,000
Median sale
$325/wk
Median rent
4.69%
Suburb gross yield
Median sale from 39 recorded sales (last 12 months) — a Districts calculation.
Vs Orbost
+24.7%
Median sale
Suburb $360,000
-0.93 pp
Gross yield
Suburb 4.69%
Suburb median $360,000 from 39 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$26,865 on top of the price (6.0% 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.
Pre-filled with Orbost's advertised median rent — not a rent for this listing.
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 is recorded. Suburb median rent $325/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.
Gross yield if leased at the suburb aggregate is 3.8%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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
Orbost at a glance
2,167
People
$360,000
Median sale
$325/wk
Median rent
4.69%
Suburb gross yield
Median sale from 39 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Orbost & District Real EstateWhere period charm meets serious shedding space, all on one easy-care package. This property is offered with all furniture, vehicles, tools and contents included as viewed, this is a rare opportunity to secure a character home with a shed that will impress even the hardest to please and pre-stocked with a lifetime of tools and a vintage RV that's been completely refurbished and ready to go exploring!
This beautifully presented weatherboard home has been thoughtfully refurbished while holding onto the character that makes these homes so special. Soaring ceilings, ornate ceiling roses and gleaming polished timber floors run throughout, giving the home a warmth and presence that's hard to find in anything built today.
The wide central hallway with its original archway sets the tone as soon as you walk in, leading through to two separate living areas boasting a formal lounge with an open fireplace and elegant mantel, and a second family room warmed by a slow combustion wood heater and opening out to the covered entertaining area. The combined kitchen dining is functional and full of character, with hand-crafted timber cabinetry, a servery bench, and plenty of bench space for the home cook.
Accommodation comprises three generous bedrooms, serviced by a stylish main bathroom with a corner shower and timber vanity, plus a separate second toilet and a further guest powder room - ideal for family living or hosting visitors. A dedicated laundry with external access rounds out the practical side of the home.
Step outside and the surprises keep coming. A large covered entertaining area overlooks established, low-maintenance gardens with concrete paths perfect for weekend barbecues or simply relaxing after a day at work. But it's the shed that will stop most buyers in their tracks! An enormous 15m x 8m Colourbond shed with three roller doors, offering exceptional space for vehicles, trades, hobbies, or storage. A genuine standout in a town where space like this is increasingly hard to come by.
KEY FEATURES:
• 3 bedroom, 1.5 bathroom weatherboard home on concrete stumps
• Polished timber floors throughout
• High ceilings with pressed metal detail and ornate ceiling roses
• Two separate living areas including formal lounge with open fireplace
• Wood heater to family room
• Eat-in kitchen with hand-crafted timber cabinetry
• Main bathroom with corner shower plus separate second toilet and powder room
• Separate laundry with external access
• Large covered outdoor entertaining area
• Established, low-maintenance gardens with concrete pathways
• Massive 15m x 8m Colourbond shed with 3 roller doors
• Sold as is, including furniture, vehicles, tools and contents
• Total home 149m2 (excludes shed, decks and entertaining area)
Ideal For:
• Retirees or downsizers seeking comfort with minimal upkeep
• Investors after a low-maintenance property with broad tenant appeal
Contact Luke Oakley, Orbost Real Estate to arrange your inspection now.
INSPECTION TIMES: Flexible. Just reach out and we will arrange a suitable time.
CONTRACT OF SALE: Please contact our office to request a copy of the Contract of Sale and Section 32 Vendor's Statement.
Disclaimer: All information is provided by third parties and, while believed correct, is not guaranteed. Orbost Real Estate accepts no liability; purchasers must conduct their own investigations before relying on this information.
Listing description written by Luke Oakley, Orbost & District Real Estate — reproduced as published, not verified by Districts.