Smythes Creek at a glance
3,083
People
$630,000
Median sale
$497/wk
Median rent
4.10%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
VIC › Smythes Creek › Kennedys Rd
$1,850,000–$2,000,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
2
Car spaces
41,277.936 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
$1,850,000–$2,000,000
Asking range · $45/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Smythes Creek (last 5 years) with land size have a median of $1,005/m² of land (n=58). Districts calculation from recorded sales — not a valuation.
Smythes Creek at a glance
3,083
People
$630,000
Median sale
$497/wk
Median rent
4.10%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Vs Smythes Creek
+193.7%
Median sale
Suburb $630,000
-2.70 pp
Gross yield
Suburb 4.10%
Suburb median $630,000 from 33 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$109,064 on top of the price (5.9% 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.
Pre-filled with Smythes Creek'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 $497/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 1.4%. 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
Smythes Creek at a glance
3,083
People
$630,000
Median sale
$497/wk
Median rent
4.10%
Suburb gross yield
Median sale from 33 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Buxton BallaratSet just over the crest of a private treelined driveway and over a quaint stone culvert, this home sits on a battle axe block with a lovely dam and is surrounded by manicured gardens. There is ample room for parking along the Corten-steel lined turning circle and further driveway space leading to the industrial sized shed. This near new home sits proudly on a 10.2 acre allotment that slopes down gently toward the North.
Built by one of Ballarat’s finest builders with an uncompromising reputation for quality, the home welcomes you with a lined veranda over three sides, large entrance and genuine spotted gum hardwood floors.
The main living area opens to kitchen, meals and lounge all facing the North with raked ceilings, stone feature fireplace and the entire home has double glazed windows.
There are 4 bedrooms along with a study or easily a 5th bedroom. Each bedroom has either WIR’s or BIR’s while the spacious Master is complete with a comprehensive his & hers walk-through robe leading to the ensuite with a gorgeous central bath and window along with separate toilet, double vanity and open shower with heated towel rack. There is a family bathroom to service the other bedrooms and a separate and functional powder room.
The kitchen is finished with matte stone bench tops, high-end appliances and a bottled gas stove and plumbed outdoor BBQ. There is an open walk-in-pantry, timeless cabinetry and double sliding window opening to the alfresco dining area.
The home has electric ducted heating & refrigerated cooling throughout, which can be zoned. In addition, there is a slow combustion wood heater creating a beautiful focal point in the main lounge. Furthermore, there is a separate lounge or theatre room that can be closed off for peace and quite from these rest of the house.
The oversized DLUG leads you safely into the home and there are many features including 32 solar panels, drying room with independent heater & large walk-in linen press that will appeal to the most fastidious among us, with a bonus ducted vacuum system.
Outside you will find a 10x20 metre shed, water tanks plumbed to overflow to the dam, golf tee off to perfect your swing, solar heated pool, fire pit with rock seating and a dirt bike track to practice your skills. The property is completely fenced with gum trees lining most of the boundaries and has town water.
While never listed for sale as home and land, this property will suit those looking for the absolute best in lifestyle, homely and cosy accommodation and convenience with the Delacombe Town Centre just 5 minutes away by car.
Call Tim to arrange your personal and private inspection.
Listing description written by Tim Veal, Buxton Ballarat — reproduced as published, not verified by Districts.
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