Broadford at a glance
4,789
People
$617,500
Median sale
$475/wk
Median rent
4.00%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
VIC › Broadford › Ferguson St
$425,000
Last sold
4 Nov 2022
4
Bedrooms
1
Bathrooms
1
Car spaces
953 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
$425,000
4 Nov 2022 · derived via latest_sale
Local land rate: recorded House sales in Broadford (last 5 years) with land size have a median of $629/m² of land (n=74). Districts calculation from recorded sales — not a valuation.
Broadford at a glance
4,789
People
$617,500
Median sale
$475/wk
Median rent
4.00%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
Vs Broadford
-31.2%
Median sale
Suburb $617,500
+1.81 pp
Gross yield
Suburb 4.00%
Suburb median $617,500 from 22 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 $475/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
Broadford at a glance
4,789
People
$617,500
Median sale
$475/wk
Median rent
4.00%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Hess Real EstateSurrounded by a beautiful cottage garden and positioned within walking distance to the Broadford shopping strip and the train station, this home is a great opportunity for the first home buyer or for those wishing to purchase a double-fronted Victorian classic.
There are four bedrooms feeding off the central hallway, with the master having built-in robes. There is a large living-dining room with timber flooring and an open-fire and a real-flame gas heater.
The kitchen is also a good size with a 900mm stainless steel stove, a good amount of bench and cupboard space with room for a kitchen table.
The house has had the bathroom/laundry upgraded recently and the kitchen was upgraded a few years before that. Other recent improvements include two split-system air-conditioner units and the real-flame log fire.
Other features include the classic verandah on three sides with one side enclosed to give you an excellent area to relax with friends and family.
There is also a rear entertaining area off the kitchen and a rear carport as well which is accessible from the rear laneway
Behind the house, there are also various sheds on the property - a workshop, a wood shed, and two garden sheds. As mentioned before, there is excellent access from the rear laneway, so if there is plenty of room to store your boat, caravan or trailer.
The house overall, is in a very liveable condition and is very neat, tidy and clean - you can move in straight away and improve as desired.
The block size is approx. 953 sq. giving you plenty of room for potential extensions or shedding STCA.
Broadford is becoming one of the most highly sought after areas due to its affordable prices, established local shops and schools, its proximity to Kilmore's facilities and the great access to other areas via the V/Line train and the Hume Freeway
Listing description written by Peter Hess, Hess Real Estate — reproduced as published, not verified by Districts.