Berrys Creek at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
VIC › Berrys Creek › Holmes Rd
$775,000–$795,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
4
Car spaces
7,850.901 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
$775,000–$795,000
Asking range · $99/m² of land
No recorded sale for this property.
Berrys Creek 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.
$47,188 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.
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
Berrys Creek at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Stockdale & Leggo Mirboo NorthSet high in the picturesque rolling hills of Berrys Creek and just minutes from the vibrant township of Mirboo North, 375 Holmes Road presents a rare opportunity to live completely off-grid without sacrificing modern comfort or convenience. Built in 2011 and lovingly maintained, this four-bedroom, two-bathroom Hardiplank home captures breathtaking views, endless tranquillity, and an unbeatable rural lifestyle — ready and waiting for its next chapter.
Freshly painted in the living area, well insulated and bathed in natural light, this beautifully presented home offers an inviting, energy-efficient haven ready for easy country living. At its heart is a spacious, north facing open-plan kitchen, dining, and living area, where a cosy wood fire promises warmth through the cooler months and everyday family moments are made. The kitchen is well-appointed with a new gas cooktop, gas oven, a new Beko dishwasher, a breakfast bar, and calming views over the front yard — the perfect vantage point to watch the kids play.
Privately set at one end of the home, the Master suite provides a peaceful retreat, complete with a walk-in robe and stylish ensuite. Three additional bedrooms, all with built-in robes and stunning rural outlooks, are serviced by a sleek family bathroom featuring a bath, shower, and single vanity, with a separate toilet adjoining for added convenience. Practicality is front of mind, with a functional laundry offering direct outdoor access and linen storage.
Designed for relaxed indoor-outdoor living, the home extends seamlessly onto a protected entertaining deck, where you can sit back and take in sweeping views over lush, neighbouring farmland.
The front garden has been designed with both beauty and practicality in mind. Solid retaining walls frame established, low-maintenance landscaping, including striking proteas that bring seasonal colour and charm. A flat lawn offers the perfect space for children to play safely, while the overall layout ensures minimal upkeep — allowing you to enjoy the outdoor lifestyle without the workload.
The land is thoughtfully laid out, divided into two fenced paddocks with a calf shed, small pen and trough ready for livestock. Beyond the house, a partially lined and insulated barn with steel frame and mezzanine level offers incredible potential — whether as a studio for visiting family and friends, a workshop, home office or Airbnb (S.T.C.A).
Fully off-grid, the property is powered by a 20-panel solar system with a 48V electric inverter and battery storage, backed by an 8kVA generator. Gas hot water with a solar boost ensures efficient energy use, while three water tanks provide approximately 42,000L of water storage to service the home and gardens. Fast, dependable Starlink internet ensures you can stay connected while living sustainably. Practical extras include external blinds, two carports, a chicken coop, wood storage, and ample additional parking.
Located in a serene setting rich with local wildlife — including resident koalas 'Barbara and Frank' and a variety of birdlife — yet just a short drive to nearby townships. With a school bus stop conveniently nearby, this exceptional property delivers the ultimate lifestyle blend of privacy, freedom, and accessibility.
A unique opportunity to secure an off-grid retreat in one of South Gippsland's most breathtaking locations — inspection is a must!
Listing description written by Bec Cook, Stockdale & Leggo Mirboo North — reproduced as published, not verified by Districts.