Indented Head at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Indented Head › Ibbotson St
$695,000–$760,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
1
Car spaces
669 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
$695,000–$760,000
Asking range · $1,039/m² of land
No recorded sale for this property.
Indented Head 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.
$42,201 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
Indented Head 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 Neville Richards Real Estate St Leonards | PortarlingtonSet upon a spacious 668sqm (approx.) allotment within a peaceful tree-lined street of Indented Head, this beautifully renovated residence delivers the perfect blend of modern coastal style and relaxed seaside living. Located less than 500m from the sparkling waters of Port Phillip Bay, the property presents an exceptional opportunity as either the ideal coastal getaway or a permanent bay-side residence designed for effortless living. Alternatively, savvy investors could look to generate income through AirBnB accommodation while holding the asset as capital growth appreciates.
The beloved Indented Head General Store is just a leisurely 650m stroll away, offering your daily barista-made coffee along with a curated selection of some of the Bellarine's finest wines. From the moment you step inside, the home immediately evokes a sense of calm, with thoughtful renovations transforming the property into a stylish modern coastal retreat where everyday stresses simply melt away.
Free-flowing timber floorboards create a warm and welcoming ambience throughout, while organic tones and crisp white finishes combine beautifully to establish a fresh contemporary aesthetic. Offering two separate living zones and three spacious bedrooms, the floorplan provides excellent flexibility for families, holidaymakers or those who enjoy hosting guests.
The open-plan kitchen, dining and living area forms the heart of the home and provides the perfect environment for entertaining and relaxed daily living alike. A separate sunroom offers an additional peaceful retreat, ideal for unwinding after a day spent by the beach. Reverse-cycle air-conditioning ensures year-round comfort, enhancing the home's easy-care lifestyle appeal.
Accommodation includes three generous bedrooms, two featuring built-in robes, all serviced by two stylishly renovated bathrooms that continue the home's modern coastal feel. The sunroom connects to the outdoor alfresco area, creating inviting indoor-outdoor living options ideal for entertaining family and friends during the warmer months.
Externally, the property continues to impress with an attached single carport offering drive-through access to the rear yard, where a single lock-up garage provides additional secure parking and storage. Low-maintenance gardens surround the home, delivering a tranquil green setting that further enhances the relaxed coastal atmosphere.
Living on the Bellarine Peninsula offers an enviable lifestyle where pristine beaches, award-winning wineries, renowned restaurants and charming coastal townships combine to create one of Victoria's most sought-after seaside destinations. With easy access to Melbourne via the Port Phillip Ferries service, the Bellarine perfectly balances relaxed coastal living with modern convenience.
Listing description written by Luke Campbell, Neville Richards Real Estate St Leonards | Portarlington — reproduced as published, not verified by Districts.