Kirkstall at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Kirkstall › Penshurst Warrnambool Rd
$900,000–$990,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
2
Car spaces
40,468.564 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
$900,000–$990,000
Asking range · $22/m² of land
No recorded sale for this property.
Kirkstall 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.
$54,980 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
Kirkstall 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 WarrnamboolSet on just over 10 acres, the property offers a rare opportunity to secure a thoughtfully developed lifestyle home where modern family living meets exceptional rural infrastructure. Purpose-built for horses, yet versatile enough to suit a wide range of lifestyle pursuits, this property adapts to the way you want to live.
The modern three bedroom home has been designed with comfort and style in mind, showcasing neutral tones and the practical features expected in contemporary family living. The open plan kitchen, dining and living area is certainly the heart of the home, perfectly positioned to take in sweeping views across the acreage to the west. Here, spectacular sunsets become part of the daily routine, while visiting koalas and the sound of kookaburras provide a peaceful country backdrop.
For equine enthusiasts, the property is exceptionally well appointed. The land is divided into six large paddocks of approximately one and a quarter acres each, all interconnected for flexibility, along with five smaller front paddocks and a dedicated stallion paddock. A 16m round yard, 25m x 60m fenced grass arena and horse crush make it ideal for training, riding or hobby farming. All paddocks feature six-wire fencing with electric lower wire and offset, while the pasture has been carefully maintained through a fertilising rotation and regular reseeding with horse-specific seed mix.
Water security is a standout, with a solar-operated bore servicing a 9,000L tank, complemented by over 74,000L of additional water storage between the house and shedding.
A substantial 10.5m x 9.5m barn-style shed adds further versatility, it is fully insulated and connected to power and NBN. Complete with kitchen, bathroom, woodheater and its own septic system, it offers the perfect space for a workshop, tack room, guest accommodation or additional entertaining area.
Positioned just moments from Koroit, Port Fairy and Warrnambool, this is a lifestyle property that combines space, style and convenience in one exceptional package.
Listing description written by Harry Ponting, Ray White Warrnambool — reproduced as published, not verified by Districts.
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