Murchison East at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Murchison East › Gillam Rd
$1,100,000–$1,200,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
12
Car spaces
4,265 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
$1,100,000–$1,200,000
Asking range · $258/m² of land
No recorded sale for this property.
Murchison East at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$66,878 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.
0 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
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
Murchison East at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Shepparton Real EstateSet in a peaceful pocket of Murchison and overlooking the magnificent Goulburn River, this outstanding lifestyle property offers the perfect escape without sacrificing convenience. Positioned on approximately 4,265m² (approx.), just moments from the township, local amenities and the train station, 2 Gillam Road delivers a rare combination of space, privacy and breathtaking natural surrounds. Wake each day to the beauty of the river, enjoy an abundance of birdlife, and embrace a relaxed country lifestyle in one of the Goulburn Valley's most picturesque settings.
The spacious home features three generous bedrooms, including a master retreat complete with a walk-in robe, private ensuite and split system. The remaining bedrooms all include built-in robes and are serviced by a central bathroom with a separate toilet.
Designed for comfortable family living, the heart of the home is the expansive open-plan kitchen, dining and living area. The well-appointed kitchen offers gas and electric cooking, a dishwasher, ample storage and generous bench space, while multiple living zones and a dedicated indoor bar provide plenty of room for entertaining. Step outside to the large verandah and alfresco, where you can relax while taking in the peaceful outlook across the grounds towards the iconic Goulburn River. Comfort is assured year-round with multiple reverse cycle split systems and a cosy wood fireplace.
For those needing space for vehicles, boats, caravans or machinery, this property truly stands apart. Featuring two substantial 6m x 9m & 6m x 12m lockable sheds, plus 6m x 9m and 6m x 4.5m carports, there's accommodation for up to 12 vehicles, making it ideal for tradespeople, collectors or anyone seeking exceptional storage along with an outdoor bathroom.
Offering an enviable riverside lifestyle where nature, space and practicality come together, 2 Gillam Road is a truly unique opportunity. Properties in such a tightly held location overlooking the Goulburn River are rarely available - inspect today and experience the lifestyle for yourself!
Highlights:
- Overlooking Goulburn River
- 4,265m² (approx.) Block
- 6m x 9m & 6m x 12m Lockable Sheds
- 6m x 9m and 6m x 4.5m Carports
- Fully Renovated Home
Listing description written by Dion Grant, Shepparton Real Estate — reproduced as published, not verified by Districts.