Barrabool at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Barrabool › Georges Rd
$2,275,000
For sale
Asking
3
Bedrooms
1
Bathrooms
3
Car spaces
24,300 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
$2,275,000
Asking · $94/m² of land
No recorded sale for this property.
Barrabool at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$135,189 on top of the price (5.9% 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.
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
UnknownArea
Barrabool at a glance
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Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by H F Richardson & Co Real Estate NewtownPresenting this rare and outstanding opportunity to secure a beautifully presented and wonderfully positioned lifestyle property within the sought-after and tightly-held Barrabool Hills.
Situated on a premium allotment of 6 acres (approx), this superbly presented brick home with expansive countryside views features an abundance of natural light, giving a great sense of space throughout.
Surrounded by established gardens and mature trees, the homestead has been perfectly located in an elevated position and offers a renovated kitchen with stone benches, breakfast bar, pyrolytic oven, gas hotplates, dishwasher and an adjoining study/office space. This connects seamlessly through to the adjoining open plan dining/living area which enjoys sliding door access to the alfresco balcony, the perfect place to take in the magnificent countryside views over a morning coffee or an evening refreshment. The provision of split system heating and cooling and a Thorma wood fire (ducted throughout the house) adds to the rural ambience and increases the self-sustainability of the home.
There is also a spacious downstairs lounge with wood fire that can be utilised as a bedroom, 2 further bedrooms with built-in robes, central bathroom and a renovated laundry with separate toilet.
Established trees surround the property, which is divided into four main paddocks and includes 1 dam, an impressive floodlit 60m x 20m horse arena, horse stables (featuring 2 stalls, secured tack room and hay shed), 2 day yards, a four-bay shed comprising three enclosed bays (including two with roller doors) plus an open float/storage bay, a second two bay machinery shed, and approximately 190,000 litres of tank water storage.
This exceptional property is a rare find and provides the ultimate country lifestyle with the benefits of a blue-chip position, providing easy access to the nearby Highton Village, Geelong's premier primary & secondary schools, the Geelong CBD & Waterfront precinct plus easy access onto the nearby ring road for an easy drive up to Melbourne or down the coast.
Ideally suited as a permanent family home or as a rural weekend escape, this is a truly rare opportunity to live the Barrabool Hills lifestyle and enjoy the views, space and rural serenity for years to come
Listing description written by Tony Hyde, H F Richardson & Co Real Estate Newtown — reproduced as published, not verified by Districts.
Victoria 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.