Neerim South at a glance
1,643
People
$636,320
Median sale
$409/wk
Median rent
3.34%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
VIC › Neerim South › Shirley Rd
0
Bedrooms
0
Bathrooms
0
Car spaces
2,133 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
No recorded sale price for this property yet.
Local land rate: recorded Land sales in Neerim South (last 5 years) with land size have a median of $249/m² of land (n=4). Districts calculation from recorded sales — not a valuation.
Neerim South at a glance
1,643
People
$636,320
Median sale
$409/wk
Median rent
3.34%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
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 $409/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms. No recorded off-street parking — often a discount versus the suburb median for the same beds.
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
Neerim South at a glance
1,643
People
$636,320
Median sale
$409/wk
Median rent
3.34%
Suburb gross yield
Median sale from 17 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by For Sale By Owner VICA great opportunity to capitalise with an existing Planning Permit for 5 Units, or simply design and build your own house on this large allotment.
Neerim South is a lovely little country town which is developing rapidly, located 1 hour and 20mins from Melbourne CBD, 1 hour from the Baw Baw Snowfields and 20 mins from the growing Communities of Drouin & Warragul.
We are now living overseas and have decided to sell rather than develop, please contact by email only, all information will be supplied and questions answered. If you are interested please email me and I will send you all relevant information.
The land is currently vacant with an approved planning permit that allows for the construction of 5 two bedroom units, one bathroom, porch and single attached garage, a total building area of approximately 90m2. Subdivided Lot Land sizes range from 330m2 to 460m2, please see proposed plan of subdivision attached.
This Project suits a Builder, Small / First Time Developer or Investor as Capital Outlay is not huge. You could construct Unit 1 first and use as a display home if you wish.
Would also suit 1st Home Buyer who wants to learn about developing property with less risk. You could build and live Unit 1, receive the $20,000.00 first home buyers Government Grant given in Regional Areas. You could develop the rest later if you wish and possibly receive a Capital Gains Tax free upon sale. Obviously you need to seek your own professional advice regarding this matter.
Proposed Plan of Subdivision, Survey and Building Permit fees for Unit 1 have all been paid, as well as all other fees as requested by Council. A landscape plan has to be amended, we can do this if required or you can design what you like and have it done elsewhere.
The land is sloping but the Units have been designed to work with the slope without major excavation and large retaining wall.
Below are potential approximate profit estimates based on our research:
ESTIMATED COSTS PER SUBDIVIDED LOT / UNIT
Land Unit Site $32,000.00
Registered Builder Approx Quote: $120,000.00
Service Connections, Fences, Driveways, Landscaping, Storm Water Detention, etc $25,000.00
Cost Per Unit: $177,000.00.
ESTIMATED VALUE OF EACH UNIT
$230,000.00 - $250,000.00 ( depend on finishes)
ESTIMATED PROFIT PER UNIT
$53,000.00 - $73,000.00
(Not Inclusive GST)
TOTAL PROJECT ESTIMATED PROFIT
$265,000.00 - $365,000.00
% RETURN ON INVESTMENT
22% - 41%
ESTIMATED RENTAL RETURN PER UNIT
250.00 per week = $13,000.00 per year
7% return for Investor + 2.5% depreciation
4.8% Rental Return for Investor Purchaser.
All the above figures are approximate, prospective purchaser should see own advice.
The Phone Code for this property is: 65462. Please quote this number when phoning or texting.
Disclaimer:
Whilst every care has been taken to verify the accuracy of the details in this advertisement, For Sale By Owner (forsalebyowner.com.au Pty Ltd) cannot guarantee its correctness. Prospective buyers or tenants need to take such action as is necessary, to satisfy themselves of any pertinent matters.
Listing description written by For Sale By Owner (VIC), For Sale By Owner VIC — reproduced as published, not verified by Districts.
Also look at
58 Shirley Rd, Neerim South VIC 3831
0-bed land for sale. Asking $220K.
9 Burtonwood Ct, Neerim South VIC 3831
4-bed house for sale. Asking $1.19M–$1.26M.
360 Jindivick Neerim South Rd, Neerim South VIC 3831
4-bed house for sale. Asking $1.1M–$1.15M.
237 Main Neerim Rd, Neerim South VIC 3831
4-bed rural property. Asking $1.25M–$1.35M.