Boolarra at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$430,000–$445,000
For sale
Asking range
3
Bedrooms
1
Bathrooms
1
Car spaces
800 m²
Land
Districts View
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
$430,000–$445,000
Asking range · $538/m² of land
No recorded sale for this property.
Boolarra 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.
$25,681 on top of the price (6.0% 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
UnknownArea
Boolarra at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Stockdale & Leggo Mirboo NorthPrivately nestled in the heart of Boolarra, this charming three-bedroom, one-bathroom weatherboard home offers warmth, character and a peaceful lifestyle, surrounded by beautifully established cottage gardens and flourishing fruit trees. Rich in original features and offering plenty of scope to add your own touches over time, it presents an excellent opportunity for first-home buyers, downsizers or anyone seeking a quiet country retreat.
Set behind a welcoming front porch, the home enjoys a timeless weatherboard façade complemented by a Colourbond roof, aluminium windows and a hardwood frame on concrete stumps. The picturesque gardens create a wonderful sense of privacy, showcasing magnificent magnolias, camellias, wisteria, roses and hydrangeas, while established grapefruit, orange and apple trees provide a productive backyard to enjoy throughout the seasons.
At the heart of the home, the kitchen and dining area is warm and inviting, featuring timber benchtops, a corner pantry, 600mm cooking appliances, a split system and a wood fire, creating a comfortable space to gather with family and friends. The adjoining lounge offers a cosy retreat with its own split system, wood heater and ceiling fan for year-round comfort.
Accommodation includes three well-sized bedrooms, with the spacious master positioned at the front of the home and showcasing original timber flooring and decorative cornices that celebrate the home's character. The second bedroom features built-in robes, carpet and a ceiling fan, while the third also retains beautiful timber flooring. A practical combined bathroom and laundry includes a shower, bath and toilet, servicing the home with ease.
Outside, the private surrounds continue with a carport conveniently positioned at the rear entrance, while both vehicle and pedestrian access via Patterson Street add to the home's everyday practicality. Connected town water and the established gardens complete this peaceful setting, offering a tranquil place to relax and unwind.
Combining character and country charm, this delightful home is perfectly positioned to enjoy everything Boolarra has to offer. With the Grand Ridge Rail Trail, Boolarra Recreation Reserve, local primary school, and community amenities all close by, you'll love the welcoming village atmosphere while remaining within easy reach of Mirboo North and the Latrobe Valley.
*While every effort has been made to ensure the accuracy of the information contained herein, prospective purchasers are encouraged to review the Due Diligence Checklist provided by Consumer Affairs Victoria and to make their own enquiries regarding the property – consumer.vic.gov.au/duediligencechecklist
Listing description written by Bec Cook, Stockdale & Leggo Mirboo North — reproduced as published, not verified by Districts.
Victoria 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.