Neerim South at a glance
1,643
People
$636,320
Median sale
$409/wk
Median rent
3.34%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
VIC › Neerim South › Sheffield Rd
3
Bedrooms
1
Bathrooms
0
Car spaces
870,700 m²
Land
113 m²
Building
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 Neerim South (last 5 years) with land size have a median of $25/m² of land (n=7). Districts calculation from recorded sales — not a valuation.
Neerim South at a glance
1,643
People
$636,320
Median sale
$409/wk
Median rent
3.34%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
ZN
Zone
FARMING ZONE
FZ
Jurisdiction
Baw Baw
Baw Baw, 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.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
The official layer maps a bushfire risk zone on this parcel, intersecting about 7.3% of it (Vicmap Planning, retrieved 31 Aug 2026). Verify the extent against the title before relying on unaffected land.
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 857,810 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. 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.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Official parcel about 857,810 m² — land size can look like optionality. What reduces it: DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 1; BUSHFIRE MANAGEMENT OVERLAY. 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 $409/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.
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.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned FARMING ZONE · FZ (ZN). Official parcel area about 857,810 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. 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?
KnownlowOfficial parcel about 857,810 m² — land size can look like optionality. What reduces it: DEVELOPMENT CONTRIBUTIONS PLAN OVERLAY - SCHEDULE 1; BUSHFIRE MANAGEMENT OVERLAY. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. 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
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
Neerim South at a glance
1,643
People
$636,320
Median sale
$409/wk
Median rent
3.34%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White DrouinLocated in the prime agricultural region of Neerim South, renowned for its highly fertile red, grey and alluvial soils together with a reliable rainfall, the property also boasts some of the most spectacular views, including the Tarago Reservoir, Baw Baw and Strzelecki Ranges.
Meticulously maintained parcel of undulating grazing land, well drained and feature extensive shelter belts, excellent boundary fencing and accessed by an all weather laneway system.
The cottage, accessed from Sheffield Road, is comfortable and functional with an open plan living area, kitchen with gas cooker, three bedrooms with inbuilt robes, bathroom, separate toilet and a laundry. A split system air conditioner and wood fire in the living area are further features.
Additional improvements include a three bay machinery/hay shed, calf shed with robotic feeders, lockup feed room, undercover stock yards, loading race and crush with weighing scales.
The property is two kilometres from the Neerim South township with preschool, primary and secondary schools, supermarket, medical centre and a variety of community amenities. An all weather walking/cycling track gives easy access to town.
Warragul and Drouin, the state's fastest growing regional hubs, are a 15 minute drive whilst the south eastern fringe of Melbourne is 50 minutes.
There is also an opportunity to purchase as a whole - comprising:
195 Sheffield Road, Neerim South
2230 Main Neerim Road, Neerim South
2236 Main Neerim Road, Neerim South
2176 Main Neerim Road, Neerim South
- or individually, for the owner's consideration.
This is a rare opportunity to secure one or more prime holdings in the sought-after Neerim South region.
Listing description written by Steve Hodge, Ray White Drouin — reproduced as published, not verified by Districts.