Nicholson at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
VIC › Nicholson › Waddells Rd
$2,190,000
For sale
Asking
6
Bedrooms
2
Bathrooms
8
Car spaces
607,028.463 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
$2,190,000
Asking · $4/m² of land
No recorded sale for this property.
Nicholson at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$129,664 on top of the price (5.9% 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.
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
UnknownArea
Nicholson at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by OBrien Real Estate BairnsdaleTravel down the long, tree-lined driveway, past cattle grazing in pasture filled paddocks and well-maintained fencing, you'll feel the outside world slowly slip away. As the property opens up gently, the homestead comes into view - proudly perched above the tranquil Nicholson River, with breathtaking views that sweep across distant mountains. It's an arrival that speaks volumes, revealing a property shaped by nearly four decades of love and careful stewardship.
Set across approximately 150 acres, this remarkable farm is divided into nine electrified paddocks, each established with purpose and provides effortless access from the main driveway, water is readily available from both dam and town water connection. The land is healthy and productive, with hand planted tree-lined boundaries offering shelter for stock and creating a sense of privacy. Every element of this property tells a story - of thoughtful planning, years of nurturing, and a long-term love for the land.
To the south, the property borders the East Gippsland Rail Trail, offering easy access to Bairnsdale and endless opportunities for walking, cycling or riding horses through the picturesque countryside.
The main homestead is filled with warmth and light, a three-bedroom residence with a study and a living area that captures stunning outlooks over the river. Solid fuel heating and a split system provide year-round comfort, while large windows invite the outside in. A two-car carport connects to a dedicated artist studio/craft room, complete with its own split system air-conditioning - a quiet haven for creativity.
A second dwelling, perfect for extended family, guests or rental potential, features three bedrooms, a bathroom, and a long, shady veranda that frames calming views across the farm, river and beyond. The sense of space, comfort and independence adds another layer of versatility to this exceptional property.
Supporting the lifestyle on offer is a range of practical infrastructure, including a solar power system, orchard, chicken run, cattle yards, a large workshop, shearing shed for extra storage facilities, and a hay shed - all ready for immediate use.
This is a rare opportunity to secure a prestige landholding on the banks of the Nicholson River, just minutes from the thriving hub of Bairnsdale. Properties of this scale and caliber with such captivating natural beauty, thoughtful design and decades of care are few and far between.
This is not just a farm. It's a home, a sanctuary, and a once-in-a-generation offering for those seeking space, serenity, and something truly special.
Inspections strictly by appointment only - Contact Sean Sabell - 0437 898 426
View the Due Diligence Checklist: consumer.vic.gov.au/duediligencechecklist
Listing description written by Sean Sabell, OBrien Real Estate Bairnsdale — reproduced as published, not verified by Districts.
Victoria 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.