Kerang at a glance
3,786
People
$620,000
Median sale
$344/wk
Median rent
2.89%
Suburb gross yield
Median sale from 5 recorded sales (last 12 months) — a Districts calculation.
4
Bedrooms
1
Bathrooms
1
Car spaces
78,400 m²
Land
Districts View
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
Last sold
No recorded sale price for this property yet.
Local land rate: recorded Rural Property sales in Kerang (last 5 years) with land size have a median of $0/m² of land (n=3). Districts calculation from recorded sales — not a valuation.
Kerang at a glance
3,786
People
$620,000
Median sale
$344/wk
Median rent
2.89%
Suburb gross yield
Median sale from 5 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
ZN
Zone
FARMING ZONE
FZ
Jurisdiction
Gannawarra
Gannawarra, VIC
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.
The official layer maps a flood zone on this parcel, intersecting about 99.8% of it (Vicmap Planning, retrieved 31 Aug 2026). Verify the extent against the title before relying on unaffected land.
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
VICZoned FARMING ZONE · FZ (ZN). Official parcel area about 80,218 m². Dual occupancy looks constrained by site overlays or terrain. Two-lot subdivision looks constrained (often the rear or handle of the lot). This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. Funded catalyst catchments are not loaded. A TOD badge is not this product.
99.8% of the official parcel intersects the loaded flood overlay. Layer: LAND SUBJECT TO INUNDATION OVERLAY. That is a finance, insurance, and rentability screen — distinct from whether the land can be subdivided. It is not a flood certificate or an insurer quote. Flood overlay on a material share of the lot can kill a rear-lot or battleaxe subdivision story. Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Official parcel about 80,218 m² — land size can look like optionality. What reduces it: LAND SUBJECT TO INUNDATION OVERLAY; SPECIFIC CONTROLS OVERLAY - PS MAP REF SCO2. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack. Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Rental
No advertised rent is recorded. Suburb median rent $344/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. Flood on or flagged for this lot can discount tenant demand versus a dry comparable.
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
This looks more like a hold-as-is house than a development site. Flood on the lot is the first thing to price.
Detail
Official parcel about 80,218 m² — land size can look like optionality. What reduces it: LAND SUBJECT TO INUNDATION OVERLAY; SPECIFIC CONTROLS OVERLAY - PS MAP REF SCO2. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack.
Nearby competing dwellings and net yield are still unknown.
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.
4 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned FARMING ZONE · FZ (ZN). Official parcel area about 80,218 m². Dual occupancy looks constrained by site overlays or terrain. Two-lot subdivision looks constrained (often the rear or handle of the lot). This is a screen, not a planning certificate.
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?
KnownmediumOfficial parcel about 80,218 m² — land size can look like optionality. What reduces it: LAND SUBJECT TO INUNDATION OVERLAY; SPECIFIC CONTROLS OVERLAY - PS MAP REF SCO2. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack.
Lot-level flood
Knownmedium99.8% of the official parcel intersects the loaded flood overlay. Layer: LAND SUBJECT TO INUNDATION OVERLAY. That is a finance, insurance, and rentability screen — distinct from whether the land can be subdivided. It is not a flood certificate or an insurer quote.
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownNo DA adapter returned applications 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
Kerang at a glance
3,786
People
$620,000
Median sale
$344/wk
Median rent
2.89%
Suburb gross yield
Median sale from 5 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Graeme Hayes Real EstateLocated less than a 10-minute drive from the regional centre of Kerang, Graeme Hayes Real Estate proudly presents this 7.84-hectare (19.3-acre) farmlet set in a peaceful and secluded location.
The property offers plenty of established shade trees and fronts an irrigation channel — perfect for the grandchildren to enjoy a spot of yabbing on weekends.
The older-style home features three generous bedrooms, all with built-in robes, with the master also serviced by a refrigerated air conditioner. The spacious lounge provides a warm and inviting atmosphere, complemented by a wood heater, evaporative air conditioner, and additional refrigerated unit for year-round comfort.
The well-appointed kitchen includes ample cupboard and bench space, electric wall oven, hot plates, breakfast bar, and double bowl sink, while the adjoining dining area offers a pantry cupboard and fridge recess for added convenience.
Additional features include a serviceable bathroom, office or sunroom with a lovely northerly aspect, front verandah, single lock-up garage, and solar panels.
The home is supplied by rainwater, while the gardens are watered from a dam via the irrigation channel. The property also includes 2 megalitres of high-security water.
For those who love the outdoors, the Loddon River and Pyramid Creek are only a couple of kilometres away, with the Murray River and Kerang Lakes system just a short 15-minute drive.
188 Gale Lane, Kerang offers an affordable opportunity to enjoy a quiet rural lifestyle within easy reach of town.
Why not arrange your inspection today?
Listing description written by Graeme Hayes, Graeme Hayes Real Estate — reproduced as published, not verified by Districts.