Stratford at a glance
3,154
People
$575,000
Median sale
$434/wk
Median rent
3.92%
Suburb gross yield
Median sale from 55 recorded sales (last 12 months) — a Districts calculation.
VIC › Stratford › Raymond St
$755,000
For sale
Asking
4
Bedrooms
2
Bathrooms
4
Car spaces
1,023 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
$755,000
Asking · $738/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Stratford (last 5 years) with land size have a median of $606/m² of land (n=112). Districts calculation from recorded sales — not a valuation.
Stratford at a glance
3,154
People
$575,000
Median sale
$434/wk
Median rent
3.92%
Suburb gross yield
Median sale from 55 recorded sales (last 12 months) — a Districts calculation.
Vs Stratford
+31.3%
Median sale
Suburb $575,000
-0.93 pp
Gross yield
Suburb 3.92%
Suburb median $575,000 from 55 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$45,941 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 Stratford'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 $434/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 3.0%. 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
Stratford at a glance
3,154
People
$575,000
Median sale
$434/wk
Median rent
3.92%
Suburb gross yield
Median sale from 55 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Harcourts BairnsdaleThis stunning four-bedroom home built by Independent Builders Gippsland, is a near-new property offering a very generous footprint for the increasing needs of a growing family. Boasting plenty of space and the inclusion of modern features throughout makes this exquisite family residence exceptional in quality, style, and functionality as it has been designed with family living in mind.
Upon stepping inside, you'll be drawn to the spacious design with high ceilings that give the home a bright and open feel. The angled kitchen is the heart of the home, features modern appliances and ample storage and for those who enjoy cooking and entertaining, and the massive butler's pantry offers plenty of additional space for preparation and storage, keeping the kitchen area neat for family and guests. The open plan extends into the dining-living areas with access to a theatre room and outside to the alfresco. Heating and cooling are taken care of with a free-standing wood heater and central heating and cooling.
The layout has been thoughtfully planned, with four generously sized bedrooms with the master suite at the top end of the home, featuring two large walk-in robes and a deluxe en-suite. The other three bedrooms are in their own wing at the opposite end of the home, with a central rumpus room or kids' playroom conveniently positioned between them. The family bathroom is centrally located with a separate toilet/powder room neatly designed for functionality. The layout offers plenty of space for the whole family.
All weather access into the home is provided by the double garage offering secure parking for vehicles, while the impressive shed on the property offers ample storage and space for other equipment, recreational vehicles, or a workshop for the practically minded.
This property is located close to parks and the Stratford township and offers a tremendous opportunity for a new owner to avoid all of the time delays and the hassles of the building process, as all the hard work has been done, and now provides a new owner the ability to add their own finishing touches.
If you seek a harmonious blend of modern sophistication and convenience in a prime location, this generous and comfortable home could be just what you have been looking for.
Inspections are strictly by appointment for qualified buyers.
All enquiries contact Michael Enever 0458 272 797
Disclaimer: All care has been taken in compiling these particulars, but the vendor and their agents do not guarantee the details and cannot accept responsibility for errors or misdescriptions if any. Intending purchasers should satisfy themselves as to the correctness of details.
Listing description written by Michael Enever, Harcourts Bairnsdale — reproduced as published, not verified by Districts.
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