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VIC › Inverloch › Stuchberry Rd

390 Stuchberry Rd, Inverloch VIC 3996

For saleRural Property for Sale

$1,100,000–$1,190,000

For sale

Asking range

4

Bedrooms

2

Bathrooms

2

Car spaces

32,779.537 m²

Land

Districts ViewPrice evidencePlanningSite constraintsHistoryListing

Districts View

Given the $1,100,000–$1,190,000 ask, is this worth your time?

Why this ask?

  • FactListed for sale, asking $1,100,000–$1,190,000(Listing record · 26 May 2026)
  • CalculationLand 32,780 m² against a 185 m² dwelling — the land is most of what is being bought.(Districts calculation)
  • CalculationAsk is 38% above the Inverloch median recorded sale ($795,000, n=96, last 12 months).(Districts calculation from recorded sales)
  • CalculationIf it leased at Inverloch's advertised median rent ($459/wk), implied gross yield would be 2.17% — this is not a rent for this listing.(Districts scenario calculation)

What could make it worth more?

  • InterpretationA large lot with a small dwelling means the value case rests on the land and what the zone allows on it, not the house.

What could make it worth less?

No detected risks — but see the checklist: absence of evidence is not an all-clear.

What should you verify next?

  1. 1Official planning layers are still retrieving for this parcel — check back before relying on zoning or overlay absence.
  2. 2No hazard layer has been retrieved — confirm flood, bushfire and heritage exposure from council mapping before an offer.

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

The ask against the evidence

Asking

$1,100,000–$1,190,000

Asking range · $34/m² of land

No recorded sale for this property.

Inverloch at a glance

6,666

People

$795,000

Median sale

$459/wk

Median rent

3.00%

Suburb gross yield

Median sale from 96 recorded sales (last 12 months) — a Districts calculation.

See the full Inverloch report →

Vs Inverloch

+38.4%

Median sale

Suburb $795,000

-0.83 pp

Gross yield

Suburb 3.00%

Suburb median $795,000 from 96 recorded sales (last 12 months) — a Districts calculation, not a portal figure.

Total cost to purchase

Based on the low end of the asking range, not a contract price.

Purchase Price
$1,100,000
Stamp Duty (Victoria)
$60,500
Transfer/Registration Fee
$2,678
Mortgage Registration (est., if financed)
$200
Legal & Conveyancing (est.)
$2,000
Building & Pest Inspection (est.)
$700
Rates & Water Adjustment at Settlement (est.)
$800
Total cash required
$1,166,878

$66,878 on top of the price (6.1% extra)

  • Stamp Duty (Victoria)
  • Transfer/Registration Fee
  • Mortgage Registration
  • Legal & Conveyancing
  • Building & Pest Inspection
  • Rates & Water Adjustment

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.

Rental yield

Based on the low end of the asking range, not a contract price.

Pre-filled with Inverloch's advertised median rent — not a rent for this listing.

Net yield
0.67%
Annual cashflow (pre-tax)
$-49,832
Interest cover (DSCR)
0.13
Annual rent
$23,868
Operating expenses
$16,500
Loan amount
$880,000
Annual interest
$57,200
Gross yield
2.17%

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.

Open the full yield calculator →

Planning

Planning and development

Planning data is being calculated

Development activity

Data unavailable

Source

  • Provider: unavailable
  • Dataset: unavailable
  • Retrieved: not yet retrieved
  • Version: planning-v1

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

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, bushfire and heritage

i

Flood

Not retrieved

Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.

Bushfire

Not retrieved

Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.

Heritage

Not retrieved

Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.

Records

Property history

  1. Listed$1,100,000–$1,190,000available26 May 2026

Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.

Capital growth

VIC

Why this lot, not just this suburb

Why could this property outperform?

Planning 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.

What could kill that thesis?

Confidence: low

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

Income, competition, and yield

What will it realistically rent for?

Confidence: low

No advertised rent is recorded. Suburb median rent $459/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.

What competition will it face?

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.

What does the yield actually look like?

Confidence: low

Gross yield if leased at the suburb aggregate is 2.2%. 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

What this means for this property

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.”

Read more

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

What is known for this property

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

    Unknown

    Planning layers have not been retrieved for this property yet.

  • Nearby development pipeline

    Unknown

    Victoria has no public statewide property-level DA API. Nearby pipeline is unknown.

  • Honest achievable rent

    Knownlow

    This 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

    Unknown

    Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.

  • Why is this cheap?

    Unknown

    The constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.

  • Lot-level flood

    Unknown

    Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”

  • Catalyst exposure

    Unknown

    Funded catalyst catchments are not loaded. A TOD badge is not this product.

  • This lot's DA history

    Unknown

    Development applications have not been queried for this parcel.

  • Statutory land value versus ask

    Unknown

    Statutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.

  • Net yield / holding costs

    Unknown

    Net yield / holding costs are not estimated outside NSW without inventing land tax.

Area

Inverloch in one glance

Inverloch at a glance

6,666

People

$795,000

Median sale

$459/wk

Median rent

3.00%

Suburb gross yield

Median sale from 96 recorded sales (last 12 months) — a Districts calculation.

See the full Inverloch report →

Keep researching

  • Why Inverloch? Read the area thesis →
  • What else is on the market in Inverloch →
  • Other records on Stuchberry Rd →

Listing material

Listed by Inverloch3996 | @realty

Eight Acres, Four Bedrooms, a Heated Pool, and the Life You've Been Putting Off

There is a version of your life where the kids disappear into paddocks after school, the pool is warm by mid-afternoon, and the view from the kitchen bench is a tree-lined dam rather than a neighbour's fence. That version of your life is on eight acres at the edge of Inverloch, and it is ready to go.

The homestead is built for the way a busy family actually lives. Four bedrooms with genuine proportions, a master that opens directly to views of the pool deck and paddocks beyond, and two separate living areas so that coexisting under one roof feels like a choice rather than a compromise. Engineered timber floors run through the heart of the home, the kitchen earns its keep with modern appliances, timber benchtops, and a view straight through to the dining area and out to the back deck. When the day winds down, the rear entertaining deck overlooking the tree-lined dam is where you will want to be.

The land is genuinely set up and ready. Eight paddocks with a fully fenced perimeter, sheds, shelters, and water troughs throughout mean the infrastructure for horses, a market garden, a few sheep, or simply the freedom of open space is already in place. The heated in-ground pool anchors the front of the property for the afternoons that stretch into evenings, and solar panels with water tanks keep the operation both sustainable and cost-conscious. The open fireplace takes care of the nights when the Bass Coast reminds you it's still Victoria.

Read the full description

The current owners have operated the property as a successful farm stay accommodation, with strong figures and reviews that speak to both the property's appeal and Inverloch's growing profile as a lifestyle destination. For a buyer looking to offset holding costs or build an income stream from day one, the groundwork has already been laid. For a family simply wanting to move in and live, the property is equally ready.

Inverloch town is 10 minutes away. Inverloch Primary School, local supermarkets, cafés, and the community hub are all within easy reach, while Anderson Inlet and Inverloch Surf Beach offer the coastal lifestyle that draws people to this part of the Bass Coast. Melbourne CBD is approximately 90 minutes by road, close enough for the occasional commitment, far enough that the city feels like a choice rather than a constant.

Offered for sale in the range of $1,100,000 to $1,190,000. Contact Leo Edwards at Inverloch3996 | @realty to arrange a private inspection and experience the property for yourself.

Listing description written by Leo Edwards, Inverloch3996 | @realty — reproduced as published, not verified by Districts.

Property features

  • Built-in Robes
  • Courtyard
  • Deck
  • Dishwasher
  • Ducted Cooling
  • Ducted Heating
  • Ensuites: 1
  • Floorboards
  • Fully Fenced
  • Grey Water System
  • Living Areas: 2
  • Outdoor Entertaining
  • In-Ground Pool
  • Rumpus Room
  • Shed
  • Solar Panels
  • Study
  • Toilets: 2
  • Water Tank

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Australian property research from recorded sales, listings, and official layers. Missing data is shown as unavailable, never filled in.

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Research purposes only. Not personal financial advice, a valuation, or a planning certificate. Always speak to a licensed financial adviser before you act.