Broadford at a glance
4,789
People
$617,500
Median sale
$475/wk
Median rent
4.00%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
VIC › Broadford › Elliotts Rd
$1,275,000–$1,325,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
17
Car spaces
107,686.849 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
$1,275,000–$1,325,000
Asking range · $12/m² of land
No recorded sale for this property.
Broadford at a glance
4,789
People
$617,500
Median sale
$475/wk
Median rent
4.00%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
Vs Broadford
+106.5%
Median sale
Suburb $617,500
-2.06 pp
Gross yield
Suburb 4.00%
Suburb median $617,500 from 22 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$76,913 on top of the price (6.0% 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.
Pre-filled with Broadford's advertised median rent — not a rent for this listing.
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 is recorded. Suburb median rent $475/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
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.
Gross yield if leased at the suburb aggregate is 1.9%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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.
1 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
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?
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
Broadford at a glance
4,789
People
$617,500
Median sale
$475/wk
Median rent
4.00%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by LJ Hooker BroadfordSet amongst spectacular panoramic 360° views across the Tallarook Ranges, Mount Piper and Broadford township, this impressive 27-acre (approx.) property offers an exceptional blend of comfortable family living, rural lifestyle, extensive shedding and endless possibilities.
Perfectly positioned just 5 minutes from Main Street shops, the train station and local schools, with Hume Freeway access only 3 minutes away, this property provides the perfect balance of peaceful country living and commuter convenience.
The comfortable four-bedroom home features cathedral pine-lined ceilings throughout the living areas, a spacious lounge with polished Tasmanian Oak timber flooring, wood heating, large split system heating and cooling and evaporative air conditioning for year-round comfort, and timber-look floating floorboards to the bedrooms. The main bedroom includes a private ensuite and walk-in robe, while all remaining bedrooms feature built-in robes. Wide verandahs wrap around three sides of the home, creating the perfect place to relax, entertain guests or enjoy a drink while taking in the spectacular sunsets and uninterrupted views towards Mount Piper and Broadford township.
Adding further versatility is the separate self-contained studio, complete with kitchen, bathroom and wood heater. This flexible space could be ideal as a kids' rumpus room, entertaining area, home office, guest accommodation or potential home business space, subject to the appropriate approvals.
For the car enthusiast, tradesperson or home business operator, the shedding and vehicle storage options are a standout feature of this property. There is potential undercover storage for up to 17 cars or vehicles, comprising seven adjoining carports, a four-bay machinery shed and a six-car garage/workshop complete with clear floor two-post hoist and mezzanine floor. The versatility and scale of this setup provide an outstanding opportunity for car enthusiasts, collectors, tradespeople or anyone needing substantial storage and workspace.
The approximately 27 acres are ideally suited to a hobby farm, with three paddocks, a dam, shearing shed and sheep yards and pens. There is plenty of space for ponies, motorbikes, animals, machinery and, most importantly, plenty of room for the kids to explore and enjoy their own country adventures.
A tree-lined driveway creates an impressive entrance to the property, while four new large water tanks provide excellent water storage. The property also features satellite NBN, making working from home a practical option, along with an existing 1kW solar system that could potentially be expanded. There is sealed road frontage to one boundary, and a local school bus stop is conveniently located approximately 600 metres from the property.
With breathtaking views extending across the Tallarook Ranges, Mount Piper, Broadford and beyond, this is a property where you can enjoy the freedom and space of country living without sacrificing convenience.
Whether you're searching for the perfect hobby farm, a family lifestyle property, a home business location, a place for ponies and motorbikes, or an impressive setup for cars, machinery and equipment, this property offers an incredible range of possibilities.
Please contact Gavin Henderson on 0408 359 764 if you have any queries.
Listing description written by Gavin Henderson, LJ Hooker Broadford — reproduced as published, not verified by Districts.