Barwon Heads at a glance
4,229
People
No data
Median sale
$583/wk
Median rent
No data
Suburb gross yield
VIC › Barwon Heads › Barwon Heads Rd
$4,400,000–$4,800,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
8
Car spaces
655,590.74 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
$4,400,000–$4,800,000
Asking range · $7/m² of land
No recorded sale for this property.
Barwon Heads at a glance
4,229
People
No data
Median sale
$583/wk
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$273,314 on top of the price (6.2% 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.
Pre-filled with Barwon Heads'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 $583/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 0.7%. 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
Barwon Heads at a glance
4,229
People
No data
Median sale
$583/wk
Median rent
No data
Suburb gross yield
Listing material
Listed by Bellarine PropertyThe Feel:
Set on 162 acres (approx.) of lush farmland, this exquisite property offers the rare opportunity to enjoy premium coastal living while embracing the serenity of a rural lifestyle. Only 2 minutes from the vibrant village of Barwon Heads, this custom-built home perfectly blends modern luxury with a nod to the classic Australian farmhouse. With its soaring cathedral ceilings, skylights, and an expansive layout, this home provides a sense of space, light, and tranquility that few properties can offer. Whether you are drawn to the idea of running a working farm or simply wish to retreat to your own private oasis, this property offers the perfect combination of country seclusion and coastal convenience. The stunning rural views and proximity to world-class beaches make this home a once-in-a-lifetime opportunity.
The Facts:
-162 acres of prime farmland, zoned farming, with 9 paddocks, hay sheds, & cattle yards
-Architecturally designed farmhouse inspired by classic Australian shearing sheds with rendered brick, corrugated iron cladding & Spotted Gum timber accents
-Expansive, light-filled interior with polished concrete floors & plush carpet in bedrooms & living areas
-Main living hub features integrated heating/cooling & a woodfire for year-round comfort
-North-facing living rooms open onto an outdoor deck with uninterrupted views across farmland, stretching to Leopold & Geelong’s twinkling lights at night
-Gourmet kitchen with a full suite of Siemens appliances & a large butler’s pantry
-3.6m stone island bench, perfect for entertaining & family living
-Four spacious bedrooms & three living areas provide space for the whole family
-Dedicated workspace/utility area for household management
-Solar power systems installed for sustainable living, split over two phases (18 panels)
-Large double garage with an adjacent mudroom/toilet provide practical benefits
-Beautiful tree-lined property offering natural shelter & privacy
-Barwon River frontage at the north east boundary for summer swimming & kayaking
-Sizeable 6-car garage/workshop for machinery & equipment
-Farming or agistment: electric fenced paddocks, town water, cattle yards, loading ramp, hay sheds
-Only a 2-minute drive from Barwon Heads' beaches & boutique shopping
-Levy bank provides pedestrian direct access into the township
-Close proximity to Armstrong Creek shopping centre, public transport, schools, & practical amenities
-Enjoy the best of both worlds: the tranquility of country living with all the perks of coastal convenience
-Easy access to championship golf courses, surf beaches, & prestigious Bellarine wineries
The Owner Loves….
"We love the serene, picturesque setting of this home. The peacefulness and privacy it offers are truly special, yet we are just minutes away from the beaches and cafes of Barwon Heads. This property has provided us with a lifestyle that combines the joys of farming with the beauty of coastal living."
*All information offered by Bellarine Property is provided in good faith. It is derived from sources believed to be accurate and current as at the date of publication and as such Bellarine Property simply pass this information on. Use of such material is at your sole risk. Prospective purchasers are advised to make their own enquiries with respect to the information that is passed on. Bellarine Property will not be liable for any loss resulting from any action or decision by you in reliance on the information.
Listing description written by Levi Turner, Bellarine Property — reproduced as published, not verified by Districts.