Stratford at a glance
3,154
People
$575,000
Median sale
$434/wk
Median rent
3.92%
Suburb gross yield
Median sale from 55 recorded sales (last 12 months) — a Districts calculation.
VIC › Stratford › Merrick St
6
Bedrooms
4
Bathrooms
2
Car spaces
295,000 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
No recorded sale price for this property yet.
Local land rate: recorded Rural Property sales in Stratford (last 5 years) with land size have a median of $24/m² of land (n=9). Districts calculation from recorded sales — not a valuation.
Stratford at a glance
3,154
People
$575,000
Median sale
$434/wk
Median rent
3.92%
Suburb gross yield
Median sale from 55 recorded sales (last 12 months) — a Districts calculation.
Planning
Planning scheme
ZN
Zone
GENERAL RESIDENTIAL ZONE - SCHEDULE 1
GRZ1
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, intersecting about 54.3% of it (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 GENERAL RESIDENTIAL ZONE - SCHEDULE 1 · GRZ1 (ZN). Official parcel area about 20,271 m². Dual occupancy looks constrained by site overlays or terrain. Two-lot subdivision looks constrained (often the rear or handle of the lot). 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.
54.3% of the official parcel intersects the loaded flood overlay. Layer: LAND SUBJECT TO INUNDATION OVERLAY. Also mapped: FLOODWAY OVERLAY (45.4% of the parcel). 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. Flood overlay on a material share of the lot can kill a rear-lot or battleaxe subdivision story. Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Official parcel about 20,271 m² — land size can look like optionality. What reduces it: LAND SUBJECT TO INUNDATION OVERLAY; FLOODWAY OVERLAY. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack. 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
Official parcel about 20,271 m² — land size can look like optionality. What reduces it: LAND SUBJECT TO INUNDATION OVERLAY; FLOODWAY OVERLAY. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack.
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
KnownmediumZoned GENERAL RESIDENTIAL ZONE - SCHEDULE 1 · GRZ1 (ZN). Official parcel area about 20,271 m². Dual occupancy looks constrained by site overlays or terrain. Two-lot subdivision looks constrained (often the rear or handle of the lot). 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?
KnownmediumOfficial parcel about 20,271 m² — land size can look like optionality. What reduces it: LAND SUBJECT TO INUNDATION OVERLAY; FLOODWAY OVERLAY. Pay house money or walk — do not pay site money until a planner confirms a pathway through this stack.
Lot-level flood
Knownmedium54.3% of the official parcel intersects the loaded flood overlay. Layer: LAND SUBJECT TO INUNDATION OVERLAY. Also mapped: FLOODWAY OVERLAY (45.4% of the parcel). 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
Stratford at a glance
3,154
People
$575,000
Median sale
$434/wk
Median rent
3.92%
Suburb gross yield
Median sale from 55 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Graham ChalmerA truly rare and remarkable opportunity presents itself with this expansive 26.5-hectare property in the heart of Stratford, offering the perfect blend of lifestyle, space, and convenience. With the stunning Avon River and Blackall Creek meandering through the landscape, this unique parcel delivers breathtaking natural beauty and serenity—yet is just a short walk to the town's main street. Adding to its unbeatable location, it's positioned directly across from the local primary school and church, making it the ultimate country escape with unbeatable accessibility.
The property features a substantial and versatile residential setup, ideal for large or extended families, guest accommodation or rental potential. The main residence is a charming and spacious four-bedroom, three-living area, two-bathroom home with easy access via two sets of stairs and a chair lift, that takes full advantage of its elevated position, offering beautiful views throughout the house. The second dwelling is a comfortable, fully self-contained two-bedroom unit with kitchen, bathroom, and lounge—ideal for family, guests, or a second income stream. A third dwelling, that just needs to be fitted out, provides further scope for customisation and expansion.
Step outside and immerse yourself in nature. The property is a blend of open paddocks perfect for livestock, established bushland, and a thriving orchard. Towering gums and shady trees provide habitat for local wildlife and lend a sense of seclusion and peace throughout the property. With town water connected and a stock and domestic water right, this land is not only beautiful but also practical, offering both lifestyle and farming potential in one stunning package.
Properties of this scale, with such diversity, natural beauty, and proximity to township conveniences, are exceptionally rare. Whether you're seeking a forever family homestead, a multi-generational retreat, or an investment in one of the region's most tightly held pockets, this is an opportunity not to be missed. A true gem where country charm, nature, and town convenience come together in perfect harmony.
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.