Bamawm Extension at a glance
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Median sale
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Suburb gross yield
VIC › Bamawm Extension › Bamawm Rd
$1,300,000
For sale
Asking
3
Bedrooms
1
Bathrooms
0
Car spaces
372,310.791 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
$1,300,000
Asking · $3/m² of land
No recorded sale for this property.
Bamawm Extension at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$78,346 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.
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
Bamawm Extension 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 Luke Ryan Real EstateHighly Fertile, Fully-Developed Farm in a Sought-After Agricultural Location.
Located in the heart of the tightly held and renowned dairy region of Bamawm Extension, this impressive 92-acre (37.2 ha) property presents a rare opportunity to secure a fully operational and versatile farm. With infrastructure in place for dairy, beef, cropping/hay production, or lifestyle/hobby farming, this property is ready for immediate use.
Farm Features:
• 46 Laser-Graded & Farm-Planned Paddocks - Meticulously laid out with a central gravel laneway for easy stock and machinery access.
• Excellent Fencing & Yards - Well-maintained and secure fencing with purpose-built yards ideal for beef handling.
• High-Quality Soils - Fertile and highly productive Nanneella Fine Sandy Loam and Timmering Loam soils underpin a strong farming platform.
• Pasture Composition - 85% Summer Pasture, 15% Annuals.
• Irrigation & Water Infrastructure - Pipe & Riser system on the western side, Open channel and outlets on the eastern side, 3 Meg Reuse System, 85 Meg Spearpoint bore System. 1 GMW outlet with 1.4 Delivery shares.
• Dairy Infrastructure: Fully operational dairy with equipment in place with 2 x new hot water services and 5kW (20 panel) solar system on dairy and 3kw solar system on house.
• Shedding & Storage: Large machinery shed, 2 x hay sheds, Calf sheds and various other storage sheds, all very well constructed and well maintained.
Residence: Comfortable 3-Bedroom Brick Veneer Home:
• Set within established gardens, the home offers spacious and comfortable living:
• 3 Carpeted Bedrooms - All with built-in robes, ceiling fans, and curtains.
• Climate Control - Ducted evaporative cooling and in-floor heating.
• Functional Kitchen - Electric stove, pantry, ceiling fan, and tiled flooring.
• Large Lounge Room - Carpeted, with ceiling fan and curtains.
• Bathroom - Includes bath, shower, vanity; separate toilet.
• Laundry - Separate and functional with external access.
• Outdoor Entertaining - Fully enclosed BBQ area at rear.
• Car Accommodation - Single carport with concrete floor at the house, plus a 4-car carport nearby.
Outside Features:
• Established Lawns & Gardens with Lawn Tennis Court.
• Garden Shed & Chook Pens.
• Large rainwater tank storage with Rhino Tank (approx 80,000 litres) as well as 5000 gal (22,000 litres) tank allows the whole of the inside of house to comfortably run on tank water.
Prime Location: 20 minutes to Echuca or Rochester, 8 minutes to Lockington, Easy access to schools, all services, and rural supply centres.
Agents Remarks:
Very well laid out farm with high quality irrigation infrastructure in place. Pipe and riser system is gravity fed and highly efficient. Tree plantations really make the farm. Everything has been done properly and to a high standard with quality improvements. Central laneway with quality fencing make management of livestock a breeze. Renowned highest of quality sandy loam soils with strong track record of solid farming practices has ensured high production of quality milk over a long period time for the McManus family and has earned this property the right to be held in high regard around the district.
Don't miss your chance to secure a premium farm in one of North Central Victoria's most productive and tightly held regions.
Contact Luke Ryan on 0438 841 127 to arrange a private inspection or for further details.
Listing description written by Luke Ryan, Luke Ryan Real Estate — reproduced as published, not verified by Districts.