Kialla at a glance
9,892
People
$695,000
Median sale
$513/wk
Median rent
3.84%
Suburb gross yield
Median sale from 59 recorded sales (last 12 months) — a Districts calculation.
VIC › Kialla › Arcadia Downs Dr
$1,175,000
For sale
Asking
4
Bedrooms
2
Bathrooms
2
Car spaces
4,496 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
$1,175,000
Asking · $261/m² of land
No recorded sale for this property.
Kialla at a glance
9,892
People
$695,000
Median sale
$513/wk
Median rent
3.84%
Suburb gross yield
Median sale from 59 recorded sales (last 12 months) — a Districts calculation.
Vs Kialla
+69.1%
Median sale
Suburb $695,000
-1.57 pp
Gross yield
Suburb 3.84%
Suburb median $695,000 from 59 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$71,179 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 Kialla'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 $513/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.
Gross yield if leased at the suburb aggregate is 2.3%. 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
UnknownArea
Kialla at a glance
9,892
People
$695,000
Median sale
$513/wk
Median rent
3.84%
Suburb gross yield
Median sale from 59 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by For Sale By Owner"Elmswood Grove" - IDEAL TREECHANGE PROPERTY
** Special Note **
Vendors would consider a full or partial swap for a seaside property, preferably on the South Coast of NSW. Will also consider Victorian seaside properties.
Elmswood Grove offers a truly unique opportunity to experience the best of both worlds-seclusion and convenience. With its stunning rural setting, private access to the Goulburn River, and expansive 4496 square metre block, this property is a haven for nature lovers and those seeking a peaceful retreat. The beautiful golden elm-lined driveway, combined with generous living spaces and distinctive attributes, makes it ideal for those seeking a versatile and unique property. Whether you're fishing along the river, enjoying the variety of birdlife, or relaxing in the spacious home, this property promises a lifestyle of tranquility and comfort, all within easy reach of essential services and the vibrant Shepparton area. Elmswood Grove is truly a place where you can live the life you've always dreamed of.
NOTABLE FEATURES
- Private vehicle and personal access to the Goulburn River and forest.
- High and dry, has not flooded.
- Great fishing and gardening paradise.
- Set on a stunning 4496 square metre block with a sensational, beautifully shaded driveway featuring 20 Golden Elm trees
- Set behind private iron double gates and rendered fence.
- Close proximity to essential services, being only a 7-minute drive from Riverside Shopping Centre and local businesses in Kialla, and 10 minutes from Shepparton Central.
HOUSE FEATURES
- 4 spacious bedrooms, all with built-in robes
- Ensuite with spa bath to the master bedroom
- Large kitchen with walk in pantry
- Family room with wood fire and direct views to the forest
- Formal dining room
- Lounge room with open fire
- Large games or music room with direct views to the forest
- Study
- Spacious laundry with extensive cupboards and walk in linen press
- Paved patios with multiple access points to the house.
- Double under roof garage
- 20 ft x 40 ft lock up steel shed with power and concrete flooring
- 3.8 metre wide x approx. 9 metre long x 3 metre tall vehicle port - suitable for a motor home, caravan or small truck
- Excellent vehicle access and ample parking
OUTDOORS AND SURROUNDS
Enjoy well-established Gum trees, Palms and Golden Elms that provide considerable shade during the hot months.
The property and forest beyond attracts an incredible range of birdlife, including, but not limited to:
Blue Wrens, Finches, Rainbow Bee- Eaters, King Parrots, Kookaburras, Rosellas, Grass Parrots, Top Knot Pigeons, Range of Honey Eaters, Pigeons, Silver Eyes, Willy Wagtails, Fantails, Magpies ,Mudlarks, Doves, Sulphur Crested Cockatoos, Swallows, Robin Red Breasts, Karawongs and Wattle Birds.
SERVICES
- Town water
- Natural Gas
- Electricity
- School bus pick up in street
- 2 Megalitre water right from Goulburn River
Elmswood Grove presents an exceptional opportunity to live in harmony with nature while enjoying easy access to essential services. With its private river access, spacious grounds, and charming features, this property is the perfect place to embrace a peaceful, fulfilling lifestyle.
The Phone Code for this property is: 14003. 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 — reproduced as published, not verified by Districts.
Victoria 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.