Maffra at a glance
5,511
People
$445,000
Median sale
$434/wk
Median rent
5.07%
Suburb gross yield
Median sale from 81 recorded sales (last 12 months) — a Districts calculation.
VIC › Maffra › Brewers Hill Rd
$529,000
Last sold
24 July 2026
3
Bedrooms
1
Bathrooms
4
Car spaces
15,460 m²
Land
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
$529,000
24 July 2026 · derived via latest_sale
Local land rate: recorded Rural Property sales in Maffra (last 5 years) with land size have a median of $93/m² of land (n=4). Districts calculation from recorded sales — not a valuation.
Maffra at a glance
5,511
People
$445,000
Median sale
$434/wk
Median rent
5.07%
Suburb gross yield
Median sale from 81 recorded sales (last 12 months) — a Districts calculation.
Vs Maffra
+18.9%
Median sale
Suburb $445,000
-0.80 pp
Gross yield
Suburb 5.07%
Suburb median $445,000 from 81 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
ZN
Zone
FARMING ZONE
FZ
Jurisdiction
Wellington
Wellington, 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.
The official layer maps a flood zone on this parcel (Vicmap Planning, retrieved 31 Aug 2026). Verify the extent against the title before relying on unaffected land.
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
VICZoned FARMING ZONE · FZ (ZN). Listed land size 15,460 m² (not confirmed against cadastre). 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.
The loaded flood overlay affects this parcel; the share of the lot is not recorded. Layer: LAND SUBJECT TO INUNDATION OVERLAY. That is a finance, insurance, and rentability screen — distinct from whether the land can be subdivided. It is not a flood certificate or an insurer quote. Lot area is the listing figure, not the official parcel. Confidence is low. Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Listed land size 15,460 m² — that figure can look like optionality until cadastre and overlays are applied. What reduces it: LAND SUBJECT TO INUNDATION OVERLAY. Flood on the lot is a finance, insurance, and rear-yard subdivision problem — not just a suburb badge. Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.
Rental
No advertised rent is recorded. Suburb median rent $434/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. Flood on or flagged for this lot can discount tenant demand versus a dry comparable.
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
This looks more like a hold-as-is house than a development site. Flood on the lot is the first thing to price.
Detail
Listed land size 15,460 m² — that figure can look like optionality until cadastre and overlays are applied. What reduces it: LAND SUBJECT TO INUNDATION OVERLAY. Flood on the lot is a finance, insurance, and rear-yard subdivision problem — not just a suburb badge.
Nearby competing dwellings and net yield are still unknown.
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.
4 of 10 questions answered so far
Development optionality of this lot
KnownlowZoned FARMING ZONE · FZ (ZN). Listed land size 15,460 m² (not confirmed against cadastre). 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?
KnownmediumListed land size 15,460 m² — that figure can look like optionality until cadastre and overlays are applied. What reduces it: LAND SUBJECT TO INUNDATION OVERLAY. Flood on the lot is a finance, insurance, and rear-yard subdivision problem — not just a suburb badge.
Lot-level flood
KnownlowThe loaded flood overlay affects this parcel; the share of the lot is not recorded. Layer: LAND SUBJECT TO INUNDATION OVERLAY. That is a finance, insurance, and rentability screen — distinct from whether the land can be subdivided. It is not a flood certificate or an insurer quote.
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
Maffra at a glance
5,511
People
$445,000
Median sale
$434/wk
Median rent
5.07%
Suburb gross yield
Median sale from 81 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Graham ChalmerSet on a picturesque parcel of rural land (approx 3.8 acres), this charming farmlet which has 1ml of high-reliability water right offers an exceptional opportunity to embrace the peace and privacy of country living. Perfect for first home buyers seeking space to grow or those dreaming of a lifestyle change, the property delivers a rare sense of seclusion with no nearby neighbours, allowing you to truly unwind and enjoy the natural surroundings. With sweeping, uninterrupted mountain views as your daily backdrop, this is a setting that inspires from sunrise to sunset.
Whether you're ready to roll up your sleeves and transform the existing dwelling, or start fresh and build your dream home (STCA), the possibilities here are endless. The land provides ample room for hobby farming, gardens, or simply space to breathe, making it ideal for those wanting a project with rewarding potential. Opportunities like this, combining location, outlook, and lifestyle are increasingly hard to find, making this a truly special offering.
For a Due Diligence Checklist go to: consumer.vic.gov.au/duediligencechecklist, or call us on (03) 5144 4333
Listing description written by Matt Cutler, Graham Chalmer — reproduced as published, not verified by Districts.