Avenel at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Avenel › Livingstone St
$610,000
For sale
Asking
3
Bedrooms
2
Bathrooms
1
Car spaces
2,020 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
$610,000
Asking · $302/m² of land
No recorded sale for this property.
Avenel at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$36,902 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.
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
Avenel at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by For Sale By OwnerThe Phone Code for this property is: 38242. Please quote this number when phoning or texting.
3 Bedrooms · Cedar Construction · ½ Acre Block · Garden Shed · Dual Street Access
Imagine waking up surrounded by an established garden, birdsong drifting through cedar-lined walls, and a pace of life that actually lets you exhale. This warm three-bedroom cedar home on Livingston Street is your invitation to step off the treadmill and into something genuinely different.
Sitting on a generous half-acre block with dual street access - from both Livingston and Anderson Streets - the property offers space, flexibility, and freedom that's simply impossible to find closer to the city. A functional garden shed keeps the tools and ride-on mower close at hand, and the established gardens mean the hard work has been done for you. All that's left is to enjoy it.
The Neighbourhood
Step outside and you're immediately immersed in Avenel's quiet, historic charm. Right across Livingston Street, Stewart Park is home to a proud monument to explorers Hume and Hovell, with Hughes Creek also nearby - perfect for a morning walk or an afternoon playing with the kids.
The famous Avenel Primary School (No. 8) - historic enough to count a young Ned Kelly among its pupils in the 1860s - is an easy five-minute walk along Livingston Road. For families seeking a genuine community school with deep roots, it doesn't get more storied than this.
"History on your doorstep. Horizon in your backyard."
The Avenel Lifestyle
Avenel punches well above its weight for a small rural town. The amenity here is genuinely impressive:
• Fowles Wine cellar door
• Bank Street Wood Fired Pizza
• The Avenel Maze
• Monthly community market
• 18-Hole Golf, Lawn Bowls & Tennis
• Jubilee Park & Stewart Park
• Local cafes & pharmacy
• Historic buildings & bridges
• V-Line trains stop at Avenel, operating 7-days per week
Connections & Commute
Seymour is just 15 minutes (18km) away, and Melbourne is an easy drive when city life calls. Puckapunyal Military Area is approximately 20 minutes away - making this an attractive proposition for a long-term military lease, a dependable income stream that's hard to overlook.
Investment Angle
The generous half-acre block presents strong potential for subdivision, subject to Council approval - a genuine upside for the investor or the savvy buyer planning ahead. Alternatively, Living room 2 could easily be renovated into a cosy 4th bedroom.
Properties like this don't come around often. A cedar home with soul, a garden with stories, and a town that reminds you what community feels like.
This one is a keeper.
Disclaimer:
Whilst every care has been taken to verify the accuracy of the details in this advertisement, For Sale By Owner Pty Ltd (forsalebyowner.com.au) 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.