Girgarre at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Girgarre › Henderson Rd
$990,000–$1,030,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
2
Car spaces
300,000 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
$990,000–$1,030,000
Asking range · $3/m² of land
No recorded sale for this property.
Girgarre 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.
$60,571 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
Girgarre 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 Ray White RochesterDiscover a hidden gem where tranquility and functionality meet, offering the ultimate lifestyle for those passionate about horses and livestock. Nestled on nearly 74 acres of beautifully set-up paddocks, each with water troughs and connected by serene, tree-lined lanes, this property is a rare find for the discerning buyer.
The Home
A cosy, inviting 3-bedroom home designed for comfort and practicality. The spacious master bedroom includes a walk-in robe, while the second and third bedrooms feature built-in wardrobes. Enjoy the separate lounge, perfect for relaxation, and an expansive open-plan timber kitchen and dining area. The main bathroom and ensuite have been thoughtfully renovated, with the convenience of three toilets, including an outdoor powder room. A separate study, or fourth bedroom, offers flexibility for your lifestyle. Storage is abundant with a butler's pantry, linen presses, and hallway cupboards. Three wide verandas, newly fitted with custom awnings, provide year-round outdoor living, while the large patio with party lights and multiple power points is perfect for entertaining. The established, low-maintenance garden enhances the serene setting, while a garage, 2-car carport, cedar garden shed, powered demountable, and 3 rainwater tanks add to the property's appeal.
Horse Facilities
Perfectly tailored for equine enthusiasts, this property features paddocks on either side of a central laneway, all equipped with water troughs, good fencing, and shade for hot days. Key facilities include:
• 4 stables, including 2 double-sized ones for mares and foals, complete with water troughs
• Wash bay with water trough
• Tack-up and storage area
• Heavy-duty steel day yards, two of which are covered, all with water troughs
• Covered breeding shed, featuring a mare and foal crush
• Central 600-meter sanded track, ideal for exercise or training
Sheds & Other Facilities
This property has everything you need to run a successful farm or equine operation:
• Powered workshop for all your DIY needs
• Hay and machinery shed for convenient storage
• Large, fox-proof chicken coop and separate aviary with concrete floors
• Thoughtfully designed water management system with strategically placed pumps, taps, and drainage for efficient recycling
• 2 loading ramps for easy handling of livestock
• Solar panels on the house and piggery shed
• 3 megalitres of stock and domestic water, plus 1.05 delivery share, a recycle dam, and 2 storage dams
Land
The property boasts an excellent soil profile, recently treated with gypsum, fertilized twice, and cropped for pasture and hay. Much of the land has been re-pastured with the high-quality Persistor blend, including perennial grasses like cocksfoot, phalaris, fescue, and clover, making it ideal for grazing and growing.
Bonus Income Opportunity
Currently, a thriving grow-out piggery housing 750-800 pigs provides steady, reliable income. The piggery is leased to a third party, generating over $54,000 annually or more than $4,500 each month. You can choose to continue with the piggery lease for a solid income stream, or repurpose the well-appointed sheds to suit your needs-whether for additional livestock, storage, or a new venture.
Location
This property offers the perfect balance of rural tranquility and accessibility. Centrally located, it's just 10 minutes to Kyabram, 25 minutes to Echuca, and 40 minutes to Shepparton. Enjoy close proximity to Tatura Park and Elmore Equestrian Park (25 minutes away), as well as rivers, lakes, national parks, cafes, schools, and restaurants for all your lifestyle needs.
Don't miss the opportunity to make this lifestyle dream your reality. Arrange a private inspection with Stuart Wilson at 0404 550 429.
Listing description written by Stuart Wilson, Ray White Rochester — reproduced as published, not verified by Districts.