Delacombe at a glance
4,977
People
$592,000
Median sale
$498/wk
Median rent
4.37%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
VIC › Delacombe › Brahman Dr
$685,000
Last sold
15 Jan 2026
4
Bedrooms
2
Bathrooms
7
Car spaces
757 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
$685,000
15 Jan 2026 · derived via latest_sale
Local land rate: recorded House sales in Delacombe (last 5 years) with land size have a median of $873/m² of land (n=100). Districts calculation from recorded sales — not a valuation.
Delacombe at a glance
4,977
People
$592,000
Median sale
$498/wk
Median rent
4.37%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
Vs Delacombe
+15.7%
Median sale
Suburb $592,000
-0.59 pp
Gross yield
Suburb 4.37%
Suburb median $592,000 from 44 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 $498/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
Delacombe at a glance
4,977
People
$592,000
Median sale
$498/wk
Median rent
4.37%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ballarat Real EstateWelcome to 5 Brahman Drive Delacombe, a four-bedroom quality family home with a study on a large allotment of 757m2 (approx.) Located in the desired suburb of Delacombe, only minutes from the Delacombe Town Centre (DTC), Ballarat Central, local schools, shopping centres and all your needs.
Inside you are greeted with high ceilings and ample space. The spacious master bedroom features a walk-in robe and an ensuite with a large shower and vanity. The remaining three bedrooms include spacious built in robes. At the front of the house there is a home office space and a second large living space, perfect for the family.
In the heart of the home is the thoughtfully designed open plan kitchen, dining and living area. The kitchen having ample bench space doubling as a breakfast bar, quality appliances, and endless storage. The dining and living areas are perfect for the family, also providing access to the backyard. The bathroom has a shower, bath, and vanity with a separate toilet. The laundry has access to the backyard for convenience as well there is also a linen press in the home providing a great amount of storage.
The home is serviced by central heating and cooling, perfect for year-round comfort.
Outside you are met with the jewel of the home, an expansive covered alfresco doubling as additional car storage if desired with garage access. The perfect space for entertaining. As well as an enclosed minimal maintenance backyard with fruit trees, plenty of space, an additional garden shed big enough to fit an additional car or camper trailer.
This home has it all, four large bedrooms and a study, two living spaces, a large alfresco with a large backyard and plenty of car storage. Homes of this size and quality do not come up often, your dream home awaits.
Do not miss the opportunity to call 5 Brahman Drive Delacombe your next home.
Contact the exclusive listing agent Joshua Donaldson on 0488 141 482 today!
TH1311
Listing description written by Joshua Donaldson, Ballarat Real Estate — reproduced as published, not verified by Districts.