Beechworth at a glance
4,222
People
$680,000
Median sale
$514/wk
Median rent
3.93%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
VIC › Beechworth › Ford St
$995,000
For sale
Asking
4
Bedrooms
2
Bathrooms
0
Car spaces
1,829 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
$995,000
Asking · $544/m² of land
No recorded sale for this property.
Beechworth at a glance
4,222
People
$680,000
Median sale
$514/wk
Median rent
3.93%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Vs Beechworth
+46.3%
Median sale
Suburb $680,000
-1.24 pp
Gross yield
Suburb 3.93%
Suburb median $680,000 from 17 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$60,858 on top of the price (6.1% 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.
Pre-filled with Beechworth'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 $514/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. No recorded off-street parking — often a discount versus the suburb median for the same beds.
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 2.7%. 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
Beechworth at a glance
4,222
People
$680,000
Median sale
$514/wk
Median rent
3.93%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Indigo Real EstatePerfectly positioned just 500 metres from Beechworth's main street, this beautifully presented four-bedroom, two-bathroom home captures breathtaking, elevated views across the Beechworth Gorge. Set on one title, and across two lots totalling approximately 1,829sqm, this home and property offers a unique combination of space, privacy, and proximity to the town's cafés, shops, and attractions.
Originally built in the 1860s, the front of this home retains its classic weatherboard character, whilst the rear has been thoughtfully renovated to introduce light, flow, and modern comfort. Together, they create a home that beautifully bridges Beechworth's history with contemporary living.
At the heart of this home, the spacious formal lounge is its true highlight. With plush new 5-star hypoallergenic carpet underfoot, a Mitsubishi split system air-conditioner, built-in shelving, and a convenient study nook with overhead storage, this room is both functional and refined. French doors open to an undercover timber deck, with spectacular and uninterrupted panoramic views across the Beechworth Gorge. Whether enjoyed from indoors or out, the ever-changing light and landscape make this space one of exceptional beauty and calm.
The contemporary kitchen is bright, airy, and perfectly positioned to continue the connection with the Gorge views. It features stone benchtops, an AEG induction cooktop, Pyrolytic oven, soft-close drawers, Miele dishwasher, and a decorative pressed metal ceiling that adds a touch of heritage charm.
Honeycomb blinds throughout the lounge, kitchen, and dining areas enhance comfort and energy efficiency, while the adjoining dining area opens to a low-maintenance side deck made from engineered timber – ideal for relaxed outdoor meals.
The king-sized main bedroom is a private retreat complete with reverse-cycle air-conditioning. French doors open to the front verandah with its graceful concave roofline, and a walk-in robe adjoining a tiled ensuite with stone benchtop vanity, walk-in shower, and toilet. Three additional queen-sized bedrooms – two upstairs and one on the lower level – each feature carpet and built-in storage, with the downstairs bedroom opening to the front verandah via French doors.
The main bathroom reflects the same attention to quality, offering a freestanding bath, large walk-in shower, double stone-topped vanity, wall heater, and a separate toilet. A generous laundry provides ample storage and direct access to the side deck and yard.
Throughout, this home showcases thoughtful upgrades including double glazing to the rear and upstairs, a heat pump hot water system, and Starlink connectivity for reliable high-speed internet.
Outside, the property celebrates Beechworth's natural beauty. Set amid original rock shelves and red gum stumps, the gardens feature drystone walls, established stone beds, and privacy hedging. A paved patio offers a peaceful outdoor escape, while mature mulberry and almond trees bring a touch of country charm.
Adding to the appeal is a recently updated studio with loft – fully insulated, freshly painted, and carpeted, with power connected and its own new deck overlooking the Gorge. Perfect as a home office, art studio, or music room, it's a flexible space that complements the home's inspiring setting.
This is a property that balances light, space, and character with modern practicality – offering a lifestyle defined by peace, comfort, and connection to Beechworth's stunning natural landscape.
For more information or to arrange your private inspection, contact the Indigo Real Estate Sales Team on 03 5728 3295.
Listing description written by Jaqui Ward, Indigo Real Estate — reproduced as published, not verified by Districts.