Combienbar at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Combienbar › Combienbar Rd
$265,000
For sale
Asking
0
Bedrooms
0
Bathrooms
6
Car spaces
32,334.383 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
$265,000
Asking · $8/m² of land
No recorded sale for this property.
Combienbar at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$15,394 on top of the price (5.8% 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
Combienbar at a glance
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Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Orbost & District Real EstateYour Country Escape - Endless Possibilities Await
Discover this 8-acre (approx.) rural retreat at 3116 Combienbar Road, perfect for your dream hobby farm, weekender, new build, or base for rural creativity.
Property Highlights:
• 3-bay Colourbond shed - robust and ready for workshop or storage
• Multiple farm-style sheds - varied condition, ideal for tinkerers
• Sealed road access - secure, year-round connectivity
• Several water tanks - reliable water storage
• Power connection available - simplifies future building plans
• Good-quality farm fencing, sheep yards, suitable for light livestock
• Scenic country views - breathe in a relaxed rural ambience
Regulatory Notes & Development Potential.
Building and Planning Permits:
All substantial structures-like dwellings or large sheds-require both a Building Permit (via private surveyor) and often a Planning Permit, especially for rural dwellings under 80ha.
Sheds under ~10m² may be exempt from building permits but still must satisfy local requirements.
Rural Land Use Strategy Considerations:
East Gippsland's Planning Scheme supports small-scale farming, agritourism, and nature-based use on properties like this.
A Planning Permit may be required for a dwelling to ensure non-farming use is justified, plus adherence to overlays (e.g., bushfire, flood).
Effluent & Vegetation Management:
For new dwellings, a Land Capability Assessment is required to demonstrate appropriate effluent disposal, and an Aboriginal cultural heritage self-assessment if relevant.
Be sure to comply with vegetation removal and overlay controls during development.
What You Can Do:
• Build a rural dwelling or weekender (subject to Planning Permit and environmental assessments)
• Establish small-scale agriculture or hobby farming, e.g., sheep, cattle, or equine
• Set your workshop or studio in the existing shed infrastructure
• Explore agritourism or nature-based business ventures under the Rural Activity Zone guidelines
Property Overview:
• Address: 3116 Combienbar Road
• Land Size: Approx. 8 acres (~3.2ha)
• Infrastructure: Power-ready, water tanks, sealed access
• Sheds: 3-bay Colourbond + multiple farm sheds
Don't miss your chance - properties like this don't come up often.
Inspections & Enquiries:
• Contact Luke Oakley - Orbost Real Estate on 0457600895 to arrange your inspection NOW!
• INSPECTIONS TIMES: Flexible. Just reach out and we will arrange a suitable time.
• CONTRACT of SALE: Please contact our office to request a copy of the Contract of Sale and S32.
• LINK TO CONSUMER AFFAIRS WEBSITE: https://www.consumer.vic.gov.au/housing/buying-and-selling-property/checklists
Disclaimer: All information is provided by third parties and, while believed correct, is not guaranteed. Orbost Real Estate accepts no liability; purchasers must conduct their own investigations before relying on this information.
Listing description written by Luke Oakley, Orbost & District Real Estate — reproduced as published, not verified by Districts.