Shepparton at a glance
32,190
People
$575,000
Median sale
$455/wk
Median rent
4.11%
Suburb gross yield
Median sale from 62 recorded sales (last 12 months) — a Districts calculation.
VIC › Shepparton › Channel Rd
$102,026
For sale
Asking
0
Bedrooms
0
Bathrooms
0
Car spaces
2,540,000 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
$102,026
Asking · $0/m² of land
No recorded sale for this property.
Shepparton at a glance
32,190
People
$575,000
Median sale
$455/wk
Median rent
4.11%
Suburb gross yield
Median sale from 62 recorded sales (last 12 months) — a Districts calculation.
Vs Shepparton
-82.3%
Median sale
Suburb $575,000
+19.08 pp
Gross yield
Suburb 4.11%
Suburb median $575,000 from 62 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$6,242 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.
Pre-filled with Shepparton's advertised median rent — not a rent for this listing.
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 is recorded. Suburb median rent $455/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.
Gross yield if leased at the suburb aggregate is 23.2%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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
Shepparton at a glance
32,190
People
$575,000
Median sale
$455/wk
Median rent
4.11%
Suburb gross yield
Median sale from 62 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Ray White Rural VictoriaWith the combined and aligned synergies of 4 multi-generational orchardists, this 254* hectare aggregation represents a significant Goulburn Valley horticultural footprint, producing in excess of 30,000* bins of fruit annually.
Consisting of dominate Goulburn Valley production hubs at Shepparton East, Orrvale, Coomboona, Bunbartha and Nathalia, the portfolio provides a diversified harvest window, with cherry production at Bunbartha offering early-season cash flow, while plum, pear and apple varieties provide mid-to-late season volume across other orchard sites. The geographical spread of orchard locations also assists with mitigation of yield risk associated with seasonal conditions.
Portfolio Fruit Mix
Of the 30,000* plus bins picked last season:
• Apples contributed 45%* of the harvest (nearly 14,000* bins).
• Pears 34%* of harvest (over 10,000 bins*).
• Plums 19%* of harvest (over 5,800 bins*).
• Apricots 1%* of harvest (350* bins).
• Cherries < 1% of harvest (35* bins).
Improvements
The Shepparton East site includes a 5,000m2* industrial complex comprising a warehouse, cool store facility, grading and packing line, office complex and workshop supported by ancillary shedding. The Orrvale site includes warehouse facilities, ancillary shedding and residential accommodation. The Bunbartha site includes a central workshop and assorted implement shedding. Further Bunbartha infrastructure on a second title including a 4-bedroom home, warehouse facility, cafe and office may also be included via secondary negotiation. The Nathalia site includes warehousing, workshops, ancillary shedding and a 4-bedroom 2-story manager's dwelling. The Coomboona sites include significant storage infrastructure, implement and additional ancillary shedding.
Each orchard includes extensive established trellis systems, with some orchards utilizing both drape and fixed Frustar gable netting across select high-value blocks.
Irrigation & Water Security
Each orchard is improved with sophisticated and extensive irrigation systems. Automated irrigation systems incorporate a mix of microjet sprinklers and dripline. With dedicated pump stations at each site, water security is by way of 778.8ML* high security and 785.9ML* low security water shares.
"Whole" Aggregation or "Individual" Orchards
Investors have the flexibility to acquire the portfolio as a whole aggregation or as individual orchards. Purchasing as a whole aggregation offers significant advantages in operational scale, allowing for centralized grading, packing, and cold storage at the Central Park facility, which can drive down per-unit costs and streamline logistics. Individual orchard acquisition allows smaller investors or existing local growers to expand their holdings with specific varietal mixes or locations tailored to their current business model.
For further details or to arrange an inspection please contact Jason Hellyer, Ray White Rural Victoria on 0403 043 571.
#Horticulture #Apples #Pears #Pome #Farm #Farming #Shepparton #GoulburnValley #RegionalVictoria #RayWhiteRuralVictoria *Approximately.
Listing description written by Jason Hellyer, Ray White Rural Victoria — reproduced as published, not verified by Districts.