Epsom at a glance
5,365
People
$668,000
Median sale
$483/wk
Median rent
3.76%
Suburb gross yield
Median sale from 36 recorded sales (last 12 months) — a Districts calculation.
$875,000
Last sold
10 Apr 2026
4
Bedrooms
2
Bathrooms
5
Car spaces
856 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
$875,000
10 Apr 2026 · derived via latest_sale
Local land rate: recorded House sales in Epsom (last 5 years) with land size have a median of $996/m² of land (n=129). Districts calculation from recorded sales — not a valuation.
Epsom at a glance
5,365
People
$668,000
Median sale
$483/wk
Median rent
3.76%
Suburb gross yield
Median sale from 36 recorded sales (last 12 months) — a Districts calculation.
Vs Epsom
+31.0%
Median sale
Suburb $668,000
-0.89 pp
Gross yield
Suburb 3.76%
Suburb median $668,000 from 36 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 $483/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
Epsom at a glance
5,365
People
$668,000
Median sale
$483/wk
Median rent
3.76%
Suburb gross yield
Median sale from 36 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Mark O'Shea RealtyStep into 40 Goynes Road, to the family lifestyle you've been chasing, a beautifully kept replica Victorian on a fully landscaped 856sqm (approx.) where the days feel a little slower and the weekends a little longer.
Behind the wrought iron-look fencing and classic veranda, a graceful arched hallway welcomes you with high ceilings and timeless trims, setting a calm, enduring tone. Picture morning coffees under the veranda, after-school scooter runs to the White Hills Botanical Gardens, and long BBQ evenings in the established backyard garden.
Spaces that make family life work;
Four generous bedrooms (the main with an ensuite) line the hallway before opening to the true heart of the home at the rear. The open-plan kitchen, meals and family zone is where everyday life unfolds—exposed brickwork, a feature wood fireplace, and leafy garden views creating warmth and connection.
A second living retreat offers flexibility for movie nights or quiet downtime. At the same time, the additional sitting room adapts easily as a home office, kids' craft space, or 5th bedroom when guests arrive.
Designed for entertaining — built for real life;
The kitchen is made for gatherings and growing families, featuring a timber-topped island, 900mm Smeg electric oven and gas cook tops and a walk-in pantry that keeps everything in its place. It flows effortlessly to the meals area and out to a covered alfresco, perfect for sunny breakfasts or shaded afternoon catch-ups.
Outdoors, the gardens feel like your own private park—seasonal colour, and a grapevine-covered arbour that creates space for play, relaxation, and quiet moments alike.
Everyday comfort, thoughtfully covered;
Two period-inspired bathrooms keep mornings calm—an ensuite with twin vanity, plus a family bathroom with a separate bath. The full-size laundry, complete with timber benchtops and extensive storage, easily handles school bags, sports gear and a daily wash cycle.
Additional highlights include:
+ 1.5kW solar
+ Ducted gas heating & evaporative cooling
+ High ceilings and excellent storage throughout
+ Extra-large garage with separate storage, accomodating up to 5 cars.
Well-positioned today — and for the future;
Located on the Epsom / White Hills fringe, you're minutes from Epsom Village (Woolworths, cafés, chemist), Bunnings Epsom, Epsom Station (V/Line), the White Hills Botanical Gardens, and the Bendigo Creek Trail, with easy access to Bendigo CBD and the hospital.
Education is a major drawcard—both now and in the future. The home sits within the White Hills Primary School zone, with a proposed childcare centre at 22–24 Goynes Road, and Victory College's new Prep–Year 12 campus currently under construction on the Midland Highway, Epsom (buyers to make their own enquiries regarding approvals, timelines and completion).
Less rushing. More living. A home that fits your life today—and grows with you tomorrow.
Quick Facts;
+ 4 bedrooms | 2 bathrooms (ensuite to main)
+ Dual rear living + flexible sitting room/study / 5th bedroom
+ Open-plan hub with exposed brickwork & a feature wood fireplace
+ Multiple outdoor alfresco zones overlooking established gardens
+ Extra-large garage that can store up to 5 cars
+ Solar, ducted gas heating & evaporative cooling, high ceilings, abundant storage
+ White Hills Primary School zoning
+ Near Epsom Village, Station, Botanic Gardens & Bendigo Creek Trail
+ Future education nearby: proposed childcare + Victory College campus under construction (buyers to enquire)
Inspections are easy — join us at an open home or arrange a private viewing by contacting Mark on 0437 745 726.
Listing description written by Mark O'Shea, Mark O'Shea Realty — reproduced as published, not verified by Districts.