Euroa at a glance
3,424
People
$475,000
Median sale
$446/wk
Median rent
4.88%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
VIC › Euroa › Riggs Creek Rd
$4,000,000–$4,250,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
2,614,269.249 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
$4,000,000–$4,250,000
Asking range · $2/m² of land
No recorded sale for this property.
Euroa at a glance
3,424
People
$475,000
Median sale
$446/wk
Median rent
4.88%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
Vs Euroa
+742.1%
Median sale
Suburb $475,000
-4.30 pp
Gross yield
Suburb 4.88%
Suburb median $475,000 from 25 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.
$247,314 on top of the price (6.2% 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 Euroa'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 $446/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 0.6%. 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
Euroa at a glance
3,424
People
$475,000
Median sale
$446/wk
Median rent
4.88%
Suburb gross yield
Median sale from 25 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Nutrien Harcourts EuroaA substantial and highly developed 646-acre grazing and lifestyle holding, where exceptional water resources, productive country and outstanding infrastructure combine with a magnificent period homestead to create a property of genuine substance.*
Positioned in the tightly held Riggs Creek district, 290 Riggs Creek Road is a property where careful planning, considered development and exceptional presentation are evident throughout.
While the circa 1904 brick homestead provides an impressive lifestyle component, it is the land and the way this holding has been developed that truly sets it apart.
A Property Built Around Water
Water is one of the defining features of this holding, with an integrated system designed to provide reliable access throughout the farm.
Two bores provide an important additional water source, complemented by multiple dams and an extensive network supplying tanks and troughs through the property. A solar-powered system assists with the movement of water, while waterways and dams have been thoughtfully fenced to assist with livestock management and to protect water resources.
The result is a property offering an exceptional level of water security - a critical asset for any serious agricultural enterprise.
Country & Shelter
The holding comprises productive sandy loam soils supporting established European-based pastures, with country suited to a broad range of agricultural pursuits including cattle, sheep, horses and cropping.
Strategically planned shelter belts of Yellow Box and Red Gum provide valuable year-round protection for livestock, while also adding significant environmental and aesthetic appeal to the landscape.
The farm has consistently produced outstanding results, with a reputation for turning off some of the best livestock in the region in the annual Angus feature sale.
Purpose-Built Farming Infrastructure
The improvements have been designed around efficient livestock management and ease of operation.
A well-constructed laneway system leads directly to the central cattle yards, allowing stock to be moved efficiently throughout the holding. The cattle yards have undergone a full upgrade and provide a high level of functionality, safety and ease of handling.
Further improvements include:
- Well-maintained fencing throughout the property, including electric fencing
- Extensive integrated water infrastructure
- Multiple dams and fenced waterways
- Two deep bores
- Solar-powered water system
- Central laneway system
- Fully upgraded cattle yards with safe and efficient livestock handling
- Machinery shedding
- Hay shed with capacity for approximately 150 round bales (as new)
- Ample additional shedding and storage
- Two distinctive stone feature entrances
- Established shelter belts throughout the holding
- Every aspect of the farm reflects practical planning and ongoing care, creating a holding that is ready to continue operating as a productive agricultural enterprise.
The Homestead
Set within established gardens and mature trees, the impressive circa 1904 brick homestead provides an exceptional residence and an important lifestyle dimension to the property.
Rich in character yet thoughtfully extended for modern family living, the home offers generous accommodation, multiple living zones, a dedicated office, entertaining areas and broad verandahs that connect the residence with the surrounding gardens and outdoor spaces.
The home is beautifully integrated into the holding and is presented in keeping with the exceptional standard of the farm itself.
A Holding of Scale & Substance
From the moment you enter through either of the property's two distinctive stone feature entrances, the quality and presentation of 290 Riggs Creek Road are immediately apparent.
With one entrance providing convenient access from the Shepparton side and the other from the Benalla direction, the property is exceptionally well positioned within the region.
Located approximately 7km from Euroa*, the holding provides convenient access to the Hume Freeway, local services, schooling, sporting facilities and the Euroa Sale Yards. Shepparton is approximately 35 minutes* away, while Melbourne is approximately two hours* by road.
Rarely does a holding of this scale come to market offering such a combination of water security, productive country, strategic shelter, quality infrastructure and immaculate presentation - all complemented by an exceptional historic homestead.
290 Riggs Creek Road represents an outstanding opportunity to secure a substantial and highly developed North East Victorian farming holding, ready to be enjoyed and operated from day one.
*Approximately.
Listing description written by Russell Mawson, Nutrien Harcourts Euroa — reproduced as published, not verified by Districts.