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
$490,000
For sale
Asking
2
Bedrooms
1
Bathrooms
6
Car spaces
209,400 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
$490,000
Asking · $2/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
$29,421 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.
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
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Median rent
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Suburb gross yield
Listing material
Listed by No Agent PropertyPhone enquiries - please call 1300 594 794 and quote property ID 40821.
Escape to your own private piece of East Gippsland, where productive farmland meets spectacular natural beauty.
Situated on approximately 20.9 hectares (51.6 acres), this well-developed grazing property has been thoughtfully improved by the current owners and is ideally suited to cattle production, hobby farming, recreation or the ultimate rural getaway.
Bordered by the picturesque Combienbar River, the property also benefits from additional leased river frontage and a paper road reserve, providing exceptional access and usability.
Over the past eight years the owners have transformed the property, creating a highly functional farm with quality infrastructure throughout.
Property Features
- Approx. 20.9 hectares (51.6 acres)
- Additional leased river frontage
- Frontage to both Combienbar Road and the Combienbar River
- Divided into six well-fenced paddocks
- Water pumped directly from the river to storage tank with float-fed reticulation system
- Quality steel cattle yards
- Excellent grazing country currently running breeding cattle
- Large 22m x 9m x 3.9m Colorbond shed
- Concrete floor through approximately two-thirds of the shed
- Existing weekender shack with power connected (not approved as a residence)
- Power connected to the property
- Established access tracks throughout
- Telstra mobile coverage available
- Peaceful, private rural setting surrounded by native bushland and rolling hills
- Productive Farming Opportunity
The property is currently operating as a successful breeding block, comfortably supporting approximately 22 breeding cows plus a bull, with rotational grazing across six paddocks.
Excellent water security from the Combienbar River, combined with the established watering system, makes this a practical and efficient small farming operation.
Whether you're looking to expand an existing holding or establish your own cattle enterprise, much of the hard work has already been completed.
Lifestyle & Recreation
Beyond its farming capability, this is a property you'll genuinely enjoy spending time on.
The river provides a beautiful natural backdrop while the surrounding forests and mountains create an incredibly peaceful environment. The existing shack offers comfortable weekend accommodation, making it an ideal base for camping, fishing, four-wheel driving, hunting or simply escaping city life.
Walk-In Walk-Out Opportunity
The owners are also open to discussing the sale of the property as a walk-in, walk-out package, including livestock and machinery, by separate negotiation with interested buyers.
Location
- Around 1 hour to Orbost
- Around 1 hour to Cann River
- Surrounded by state forests, rivers and outstanding natural scenery
If you've been searching for rural property offering genuine farming capability, river frontage and outstanding lifestyle appeal, this is an opportunity not to be missed.
Inspection by appointment. Enquire today.
DISCLAIMER While proudly assisting home owners to sell since 1999, No Agent Property takes every care to verify the accuracy of the details in this advertisement, but the correctness cannot be guaranteed.
Listing description written by No Agent Property - VIC, No Agent Property — reproduced as published, not verified by Districts.