Broadford at a glance
4,789
People
$617,500
Median sale
$475/wk
Median rent
4.00%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
$975,000–$1,050,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
4
Car spaces
2,111 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
$975,000–$1,050,000
Asking range · $462/m² of land
No recorded sale for this property.
Broadford at a glance
4,789
People
$617,500
Median sale
$475/wk
Median rent
4.00%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
Vs Broadford
+57.9%
Median sale
Suburb $617,500
-1.47 pp
Gross yield
Suburb 4.00%
Suburb median $617,500 from 22 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.
$59,711 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Broadford'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 $475/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 2.5%. 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.
Nearby
Area
Broadford at a glance
4,789
People
$617,500
Median sale
$475/wk
Median rent
4.00%
Suburb gross yield
Median sale from 22 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by LJ Hooker BroadfordPositioned in one of Broadford's most sought-after locations, this impressive family home enjoys magnificent panoramic views across the stunning Tallarook Ranges and beyond. Set on a generous 2,111 sqm (approx.) allotment, this quality residence offers an exceptional combination of space, comfort, lifestyle and modern energy efficiency.
Designed with the growing family in mind, the home comprises four spacious bedrooms, with the master featuring a walk-in robe and private ensuite, while the remaining bedrooms all include built-in robes. A separate dedicated study provides the ideal work-from-home space, and the expansive formal lounge and dining room is perfectly positioned to capture the breathtaking outlook. Adding even more versatility is a separate rumpus room at the rear of the home, giving the kids their own retreat or providing the perfect games room, hobby space or teenage hideaway.
At the heart of the home, the light-filled open plan kitchen, meals and family area flow effortlessly through to a large Spanline undercover entertaining area, creating the perfect setting for family BBQs, celebrations and year-round entertaining. The well-appointed kitchen features a 900mm gas cooktop, wall oven, dishwasher, generous island bench and an abundance of storage and bench space.
Comfort is assured throughout every season with ducted gas heating and evaporative cooling, complemented by split system heating and cooling units in the formal lounge, master bedroom and kitchen/meals area. Energy efficiency is another standout feature, with 22 solar panels, a 16kW battery storage system installed approximately three years ago, and a heat pump hot water service installed just 12 months ago, helping to reduce running costs.
Outside, the property continues to impress with a substantial 12m x 6m shed/workshop complete with an adjoining undercover area (bringing the total to 15m x 9m), providing excellent accommodation for a caravan, boat, trailers or additional vehicles. Established gardens, numerous fruit trees and a 5,000-gallon water tank with pump provide everything needed to maintain the grounds, while the fully fenced back yard offers a safe and secure space for children and pets to enjoy. A fully rendered exterior, concrete driveway, double garage under the main roof and ample off-street parking complete this outstanding package.
Offering an enviable lifestyle in one of Broadford's premier locations, with spectacular views, generous living spaces and quality improvements throughout, this is a home that will appeal to families seeking room to grow without compromising on comfort or convenience. This is an outstanding opportunity to secure a quality family home where the views are as impressive as the lifestyle. Inspection is sure to impress.
Please direct all queries to Gavin Henderson on 0408 359 764.
Listing description written by Gavin Henderson, LJ Hooker Broadford — reproduced as published, not verified by Districts.