Murrabit West at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Murrabit West › River Rd
$850,000–$890,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
6
Car spaces
18,700 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
$850,000–$890,000
Asking range · $45/m² of land
No recorded sale for this property.
Murrabit West at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Based on the low end of the asking range, not a contract price.
$51,863 on top of the price (6.1% 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.
Based on the low end of the asking range, not a contract price.
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
UnknownVictoria 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.
Area
Murrabit West at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Ray White BarhamSet on approximately 1.87 hectares with stunning Murray River frontage, this unique split-level residence offers the perfect blend of peaceful river living, practical infrastructure and spacious family comfort. Positioned to take full advantage of the picturesque river outlook, the home is surrounded by established gardens and impressive shedding, creating an enviable lifestyle property with room for work, recreation and relaxation.
The thoughtfully designed split-level home features four generous bedrooms, with the main living areas positioned upstairs to capture the tranquil river views. A well-appointed kitchen with walk-in pantry flows seamlessly into the dining and living space, while a second downstairs living area provides flexibility for growing families, guests or entertaining.
Comfort is assured year-round with ducted evaporative cooling, wood heating and the convenience of a ducted vacuum system throughout. Outside, the expansive undercover entertaining area overlooks the beautifully established surrounds, while the double carport adds further practicality.
For those needing storage or workspace, the property boasts substantial shedding with excellent access, ideal for machinery, caravans, boats or workshop use. A 5kW solar system helps keep energy costs down, while 2MG of stock and domestic water enhances the property's versatility.
With Murray River access, sweeping natural surrounds and an abundance of infrastructure, this is a lifestyle opportunity rarely offered in such a tightly held riverfront setting.
Property Features:
• Approx. 1.87ha with Murray River frontage
• Spacious split-level four-bedroom home
• Upstairs kitchen, bedrooms and main living area with river views
• Second downstairs living room
• Walk-in pantry
• Ducted evaporative cooling & wood heating
• Ducted vacuum system
• Double carport
• Expansive shedding with excellent access
• 5kW solar system
• 2MG stock & domestic water
• Established gardens and outdoor entertaining areas
• Peaceful lifestyle location with exceptional river outlook
Listing description written by Lauren Polkinghorne, Ray White Barham — reproduced as published, not verified by Districts.