Epsom at a glance
5,365
People
$668,000
Median sale
$483/wk
Median rent
3.76%
Suburb gross yield
Median sale from 36 recorded sales (last 12 months) — a Districts calculation.
$615,000
For sale
Asking
$440,000
Last sold
30 Apr 2024
3
Bedrooms
1
Bathrooms
4
Car spaces
767 m²
Land
Districts View
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
$615,000
Asking · $802/m² of land
Last recorded sale $440,000 (30 Apr 2024).
Local land rate: recorded House sales in Epsom (last 5 years) with land size have a median of $998/m² of land (n=129). Districts calculation from recorded sales — not a valuation.
Epsom at a glance
5,365
People
$668,000
Median sale
$483/wk
Median rent
3.76%
Suburb gross yield
Median sale from 36 recorded sales (last 12 months) — a Districts calculation.
Vs Epsom
-7.9%
Median sale
Suburb $668,000
+0.32 pp
Gross yield
Suburb 3.76%
Suburb median $668,000 from 36 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$37,213 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 Epsom'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 $483/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 4.1%. 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
UnknownArea
Epsom at a glance
5,365
People
$668,000
Median sale
$483/wk
Median rent
3.76%
Suburb gross yield
Median sale from 36 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Gavin Butler Real EstateTwo Properties, One Outstanding Opportunity – Residential, Investment or Commercial Potential
3 Howard Street, Epsom
Set on approximately 767m² in one of Bendigo’s high-growth corridors, 3 Howard Street presents an exciting and incredibly versatile opportunity. Offering a well-presented family home together with a fully self-contained one-bedroom brick unit, the property delivers genuine flexibility for owner-occupiers, investors and those looking to take advantage of its Commercial 2 zoning.
Whether you are looking for a comfortable home with additional accommodation, the potential for multiple income streams, or a strategically positioned property with commercial possibilities, this is a property that deserves your attention.
The main residence is extremely well presented and features a spacious open-plan living and dining area, complemented by a brand-new kitchen that has only recently been installed. Fresh, bright and functional, the kitchen provides excellent bench and cupboard space and forms the heart of this very comfortable home.
Accommodation in the main residence comprises two bedrooms plus a study/store room, with the additional room having previously been utilised as a third bedroom. Year-round comfort is provided by a gas heater and split-system heating and cooling.
One of the major attractions of the property is the separate one-bedroom brick unit positioned in the rear yard. In excellent condition and separately metered, it is completely self-contained with its own kitchen, meals and living area, generous bedroom and bathroom.
This creates a host of possibilities. Live in the main residence and lease the unit for additional income, provide independent accommodation for a family member, or explore the investment potential of the property as a whole. For an investor, the main home has an estimated rental return of approximately $695 per week, while the separate unit provides the opportunity for an additional income stream. A simple dividing fence could further enhance the separation and privacy between the two residences.
Outside, there is plenty to appreciate. A large undercover entertaining area provides an excellent space for barbecues, family gatherings and relaxed outdoor living, while the secure rear yard offers established lawns and gardens with plenty of room for children to enjoy. A small lean-to and garden shed provide additional storage.
Adding another dimension to the property is its Commercial 2 zoning, offering prospective purchasers the opportunity to investigate commercial uses while retaining the property's appeal for residential living. This versatility, combined with the separate accommodation, substantial allotment and highly convenient location, makes 3 Howard Street a particularly interesting proposition.
The location is another standout. Positioned within easy walking distance of Epsom Primary School, public transport, supermarkets and the extensive shopping and services of Epsom Village, everyday conveniences are close at hand. Epsom Railway Station is also nearby, while the continued development of the surrounding area reinforces Epsom's reputation as one of Bendigo's key growth corridors.
Property Highlights
- Approximately 767m² allotment
- Commercial 2 zoning providing residential and commercial possibilities
- Main residence with two bedrooms plus study/store room, previously used as a third bedroom
- Spacious open-plan living and dining
- Brand-new kitchen
- Gas heating plus split-system heating and cooling
- Separate, fully self-contained one-bedroom brick unit
- Unit features its own kitchen/meals/living area, bedroom and bathroom
- Unit is separately metered and presented in excellent condition
- Potential to live in one residence and derive income from the other
- Main residence rental estimate of approximately $695 per week
- Large undercover outdoor entertaining area
- Secure, family-friendly rear yard
- Established lawns and gardens
- Garden shed and additional lean-to storage
- Walking distance to schools, shops, supermarket, bus services and amenities
- Close to Epsom Railway Station
- Positioned within a significant Bendigo growth corridor
Two properties for the price of one, multiple potential income streams and Commercial 2 zoning – 3 Howard Street is an opportunity with options.
Ideal for the family wanting additional independent accommodation, the investor seeking strong income potential, or the purchaser looking for a strategically positioned property with future commercial possibilities, this is a versatile Epsom property that is well worth an inspection.
This information has been provided to us by third parties and we do not accept any responsibility for its accuracy. You should make your own enquiries and check the information so as to determine whether or not this information is in fact accurate. You must make your own assessment and obtain professional advice if necessary.
Property Code: 1134
Listing description written by Gavin Butler, Gavin Butler Real Estate — reproduced as published, not verified by Districts.
Victoria 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.