Paynesville at a glance
3,701
People
$577,000
Median sale
$530/wk
Median rent
4.78%
Suburb gross yield
Median sale from 19 recorded sales (last 12 months) — a Districts calculation.
VIC › Paynesville › Main Rd
$800,000–$825,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
0
Car spaces
998 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
$800,000–$825,000
Asking range · $802/m² of land
No recorded sale for this property.
Paynesville at a glance
3,701
People
$577,000
Median sale
$530/wk
Median rent
4.78%
Suburb gross yield
Median sale from 19 recorded sales (last 12 months) — a Districts calculation.
Vs Paynesville
+38.6%
Median sale
Suburb $577,000
-1.33 pp
Gross yield
Suburb 4.78%
Suburb median $577,000 from 19 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$48,746 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Paynesville'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 $530/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. No recorded off-street parking — often a discount versus the suburb median for the same beds.
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 3.4%. 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
Paynesville at a glance
3,701
People
$577,000
Median sale
$530/wk
Median rent
4.78%
Suburb gross yield
Median sale from 19 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ashwood & Associates Real EstatePositioned in one of Paynesville’s most sought-after locations, this meticulously maintained residence exudes timeless charm, quality craftsmanship, and understated elegance.
Built by a private and reputable builder in 2005 with longevity and functionality in mind, the home seamlessly combines modern convenience with a warm and welcoming atmosphere. Multiple living zones provide flexibility for both everyday living and entertaining, while the expansive open-plan kitchen, dining, and lounge area creates a wonderful sense of connection and space.
The heart of the home is the charming country-style kitchen, complete with a 900mm gas oven, walk-in pantry, generous bench space, and picturesque outlook that make meal preparation a pleasure. Flowing effortlessly from the living areas, the veranda provides the perfect spot to enjoy a morning coffee while taking in the sunshine, township views, and glimpses of the magnificent Gippsland Lakes.
Accommodation comprises three generously sized bedrooms, including a privately positioned master suite with its own ensuite. Thoughtfully separated from the remaining bedrooms by a central courtyard, the master retreat offers a peaceful haven with added privacy. A dedicated home office further enhances the home's versatility, providing the ideal space for remote work, creative pursuits, or guest accommodation.
Designed for year-round comfort, the home features underfloor heating and split-system heating and cooling, ensuring a comfortable environment in every season. Outdoors, an inviting courtyard and patio area create the perfect setting for entertaining family and friends or simply relaxing in the tranquil surrounds. For those seeking a more self-sufficient lifestyle, the property also boasts a productive vegetable garden and a substantial chicken pen.
Practicality has not been overlooked, with a carport and double garage providing secure parking for up to four vehicles, while a large shed offers excellent additional storage, workshop space, or room for hobbies and projects. An electric gated entry further enhances the property's privacy and security.
Despite its peaceful setting, the home is conveniently located just a scenic five-minute walk along the waterfront to Paynesville's vibrant town centre, where local cafés, shops, and essential amenities await. Water views from the balcony serve as a constant reminder of the exceptional lifestyle on offer, making this a rare opportunity to secure a quality home in one of East Gippsland's most desirable coastal communities. For an inspection, telephone Kim Ashwood on 0421868147 or Kane Ashwood on 0439036412 at ASHWOOD & ASSOCIATES REAL ESTATE
Property Code: 441
Listing description written by Kim Ashwood, Ashwood & Associates Real Estate — reproduced as published, not verified by Districts.