Drouin at a glance
16,837
People
$654,000
Median sale
$540/wk
Median rent
4.29%
Suburb gross yield
Median sale from 56 recorded sales (last 12 months) — a Districts calculation.
VIC › Drouin › Billabong Cl
$1,200,000
Last sold
19 Mar 2026
4
Bedrooms
2
Bathrooms
4
Car spaces
4,048.33 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
Last sold
$1,200,000
19 Mar 2026 · derived via latest_sale
Local land rate: recorded House sales in Drouin (last 5 years) with land size have a median of $1,010/m² of land (n=51). Districts calculation from recorded sales — not a valuation.
Drouin at a glance
16,837
People
$654,000
Median sale
$540/wk
Median rent
4.29%
Suburb gross yield
Median sale from 56 recorded sales (last 12 months) — a Districts calculation.
Vs Drouin
+83.5%
Median sale
Suburb $654,000
-1.95 pp
Gross yield
Suburb 4.29%
Suburb median $654,000 from 56 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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 $540/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.
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.
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
Drouin at a glance
16,837
People
$654,000
Median sale
$540/wk
Median rent
4.29%
Suburb gross yield
Median sale from 56 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by OBrien Real Estate Clark WarragulSet on an expansive approx. 4,049m² block in the highly sought-after Amberly Estate, this impressive approx. 31-square family home offers space, comfort and practicality at every turn - all while capturing stunning rear views toward the Baw Baw ranges.
Boasting a thoughtful layout perfect for growing families, the home features four generous bedrooms, including a luxurious master suite complete with a large walk-in robe, ensuite, and sliding double doors opening directly to the backyard and those incredible views.
A separate wing at the front of the home hosts the remaining bedrooms, all positioned off the spacious rumpus room and serviced by a large family bathroom - ideal for children or guests.
Multiple living zones add to the flexibility of the floorplan, with a formal lounge plus a vast open-plan kitchen, family and dining area enhanced by high ceilings and abundant natural light. The modern kitchen delights with a 900mm freestanding oven and cooktop, and a fully fitted walk-in pantry complete with power points for appliances.
Comfort is guaranteed year-round with ducted heating and refrigerated air-conditioning, complemented by a 10kW solar system for energy efficiency. The home is also cleverly wired to run off a generator during power outages (excluding shed, oven, and heating/cooling).
Privacy and security are well covered with tinted windows throughout (all but one) plus security shutters to most windows. Extensive drainage with aggy pipes borders the property, leading from the rear of the home. Electricity is run to the front fence and electrical points, for potential electric gates to be set up.
Outside, the features continue with three water tanks totaling approx. 22,000L, plumbed to the laundry and toilets, and supplying most the automatic garden irrigation systems. There are taps positioned conveniently around the yard, along with abundant off-street parking and side access.
A standout addition is the impressive large shed, offering approx. 4.2m clearance at the front roller door. Inside, a rear mezzanine provides excellent storage with approx. 2m clearance below accessible via a large lift.
Key Features:
• Approx. 4,049m² block with Baw Baw views
• Approx. 31 squares of living
• 4 spacious bedrooms, master with WIR, ensuite
• Multiple living areas: formal lounge + rumpus + large open family zone
• Modern kitchen with 900mm oven, powered walk-in pantry
• Ducted heating & refrigerated cooling
• 10kW solar panel system
• Generator-ready wiring (home only, excluding shed/oven/heating-cooling)
• Tinted windows & security shutters
• Exceptional drainage with aggy pipes
• 3 water tanks (approx. 22,000L) with home & irrigation connections
• Ample off-street parking & side access
• Large shed with 4.2m clearance + mezzanine storage
This beautifully maintained, feature-packed home delivers country living with modern convenience - all within one of Drouin's most desirable estates. A rare opportunity not to be missed.
Call Jodie 0400 338 831 for private inspection.
Listing description written by Jodie Menadue, OBrien Real Estate Clark Warragul — reproduced as published, not verified by Districts.