Lima South at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Lima South › Midland Hwy
$1,395,000–$1,495,000
For sale
Asking range
3
Bedrooms
1
Bathrooms
9
Car spaces
370,692.048 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
$1,395,000–$1,495,000
Asking range · $4/m² of land
No recorded sale for this property.
Lima South at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$83,794 on top of the price (6.0% 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.
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
Lima South at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Ray White Team Canavan MansfieldPositioned at the foot of the breathtaking Strathbogie Ranges and nestled within the tightly held Lima South district, Woodlands is a rare offering that combines natural beauty, productive farmland and genuine local heritage.
Just moments from Lake Nillahcootie, and within easy reach of Mansfield, Benalla, Lake Eildon and Mount Buller, the property offers both peaceful seclusion and exceptional accessibility to Victoria's renowned High Country lifestyle attractions.
Beyond its scenic surrounds and farming capability, Woodlands holds a meaningful place in the district's history, having once been the site of the former Lima South Post Office, local tennis courts and a butchery during the region's early settlement period in the late 1800s. In an era when rural properties formed the heart of their communities, Woodlands served as a gathering place for local families, adding a rare layer of provenance to this remarkable holding.
The light filled homestead is warm, welcoming and thoughtfully laid out for comfortable country living. Polished timber boards flow throughout, enhancing the natural light and connection to the landscape.
At the heart of the home, a stylish country kitchen complete with walk in pantry offers both practicality and charm. Multiple living areas provide flexibility for family living, while the sunroom, positioned with an easterly aspect, captures peaceful rural views across to Mount Samaria.
Year round comfort is assured with wood heating and reverse cycle heating and cooling, and the spacious main bathroom features a spa bath, the perfect place to unwind after a day on the land.
A fully self contained guest residence, complete with its own kitchen and bathroom, offers exceptional versatility. Ideal for extended family, private retreat space or potential short stay income (STCA), it adds another dimension to the property's lifestyle appeal.
Set in a high rainfall area at the base of the ranges, Woodlands is exceptionally well watered and well prepared for productive farming pursuits.
- Six dams
- Private well
- Natural springs
- Four paddocks with electric fencing
The property is supported by well designed cattle yards including holding yards, loading ramp and vet crush. Substantial farm shedding with power connected provides excellent storage and operational capacity for machinery, livestock or workshop use.
Whether continuing as a working cattle property or diversifying into equine or horticultural enterprises, the infrastructure is in place for immediate use.
With State Forest nearby and some of Victoria's most iconic outdoor destinations within easy reach, Woodlands offers the very best of High Country living, boating, skiing, bushwalking, horse riding and cycling all at your doorstep.
Property Features -
- Idyllic position at the foot of the Strathbogie Ranges
- Property of historic significance (former Lima South Post Office site)
- Light and bright homestead with polished timber boards
- Stylish kitchen with walk in pantry
- Sunroom with easterly aspect and views to Mount Samaria
- Wood heating plus reverse cycle heating & cooling
- Spacious main bathroom with spa bath
- Separate self contained guest accommodation
- High rainfall region
- Six dams, private well and natural springs
- Four paddocks with electric fencing
- Cattle yards with holding yards, loading ramp & vet crush
- Substantial powered farm shedding
- Currently running cattle; suitable for livestock or horticulture
A property of this scale, water security, versatility and historical significance is increasingly rare in such a tightly held district.
Woodlands is more than a farm, it is a lifestyle, a legacy and an opportunity to become custodian of a truly special piece of Lima South.
For further information or to arrange your private inspection, contact the team at Ray White Mansfield today, we look forward to showing you all that Woodlands has to offer.
**Disclaimer**
All information about the property has been provided to Ray White by third parties. Ray White has not verified the information and does not warrant its accuracy or completeness. Parties should make and rely on their own enquiries in relation to the property.
Listing description written by Toni Maynes, Ray White Team Canavan Mansfield — reproduced as published, not verified by Districts.