Forbes at a glance
8,163
People
$470,000
Median sale
$408/wk
Median rent
4.51%
Suburb gross yield
Median sale from 42 recorded sales (last 12 months) — a Districts calculation.
$570,000
Last sold
3 Mar 2026
4
Bedrooms
2
Bathrooms
4
Car spaces
567 m²
Land
145 m²
Building
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
Last sold
$570,000
3 Mar 2026 · derived via latest_sale
Local land rate: recorded House sales in Forbes (last 5 years) with land size have a median of $601/m² of land (n=34). Districts calculation from recorded sales — not a valuation.
Forbes at a glance
8,163
People
$470,000
Median sale
$408/wk
Median rent
4.51%
Suburb gross yield
Median sale from 42 recorded sales (last 12 months) — a Districts calculation.
Vs Forbes
+21.3%
Median sale
Suburb $470,000
-0.79 pp
Gross yield
Suburb 4.51%
Suburb median $470,000 from 42 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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
NSWPlanning 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.” NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $408/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. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. 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. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
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
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
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
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Area
Forbes at a glance
8,163
People
$470,000
Median sale
$408/wk
Median rent
4.51%
Suburb gross yield
Median sale from 42 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Century 21 Central WestPositioned in a well-regarded Forbes location, 27 Kent Street delivers a combination that is increasingly hard to find a modern, well-presented family home paired with outstanding shedding and genuine usability.
Beyond the residence, the property features a substantial 12m x 6m fully insulated shed (roof and walls) with an impressive 4.2m height, ideal for caravans, boats, trade vehicles or serious storage. A 5m-wide front entry provides excellent access for larger vehicles, trailers or machinery a feature rarely found in residential settings.
Inside, the home is light, neutral and thoughtfully laid out for everyday living. The kitchen is well appointed with appliances, generous bench space and seamless connection to the living and dining areas, making it equally practical for family life and entertaining. There is also a skylight providing lots of natural light into the kitchen space.
Accommodation includes four well-proportioned bedrooms, with the main bedroom offering a modern ensuite and walk in robe. The bathroom is finished in clean, contemporary tones and includes both shower and bath.
Outdoors, the covered alfresco area overlooks a tidy, low-maintenance yard, including 2 x veggie plots, providing a private space to relax while still maintaining excellent functionality and room to move. There is also a large rainwater tank servicing the toilets as well as watering the lawn and garden.
This is a property that offers real infrastructure, genuine space and a level of practicality that sets it apart, without compromising on presentation or comfort.
Key features
* Four-bedroom family home
* Modern kitchen and open-plan living
* Main bedroom with ensuite and walk in robe
* Rinnai Gas Heater which warms the whole house and ducted evaporative cooling for summer
* Vertical blinds on interior windows and 4 x pull down awnings on the front exterior
* 12m x 6m fully insulated shed (Not powered, but can be)
* 5m-wide front entry to the shed
* Double garage at the home
* Covered alfresco and low-maintenance yard
Homes offering this calibre of shedding alongside a modern family home are tightly held and rarely offered.
Price: Contact Agent
Rather than setting a fixed price upfront, this property is being offered using a Contact Agent approach.
Many buyers actively searching in the area already have a good understanding of market value, and this method allows them to focus first on whether the home is the right fit, rather than making a decision based on a single number.
By encouraging enquiry, we're able to provide clear, up-to-date price guidance based on recent comparable sales and current buyer interest, while ensuring genuine buyers don't miss out due to early assumptions.
If this home suits your needs, we'd be happy to discuss value and availability
Listing description written by Christian Smith, Century 21 Central West — reproduced as published, not verified by Districts.