Bamawm at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$4,000,000
For sale
Asking
4
Bedrooms
1
Bathrooms
0
Car spaces
1,169,541.506 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
$4,000,000
Asking · $3/m² of land
No recorded sale for this property.
Bamawm at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$247,314 on top of the price (6.2% 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
Bamawm at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Luke Ryan Real EstateSecure your irrigated farming business' ability to maintain supply during dry times with the luxury of a large groundwater entitlement and with new bore having just been drilled. Farmers with groundwater can maintain production during dry periods giving stable and more predictable cash flows and greater profitability especially during dry periods. Situated at Bamawm and being only 20 minutes out of Echuca, location of this property is desirable, and the soil types are also very good with mainly Timmering loam and Wanalta loam soil types. These soils make the farm ideal for dairy, but the farm will also allow the purchaser to grow quality fodder such as lucerne or irrigated summer and winter crops for those not interested in milking. With 2 homes on the property, these can be used to house employees or can offer the opportunity to bring in a rental income stream.
Dairy: 32 aside swing over with feed system, roller mill, silos,16,000 litre vat. Dairy is complete but has not run for a number of years. Solar panels. Other shedding includes workshop and hay shed next to dairy, also another 2 hay sheds central within farm. Cattle yards.
Groundwater: 712 megs Campaspe Deep lead water entitlement. New bore has just been drilled. 300mm PVC casing with stainless steel screens. Diesel engine. Expected flow rate to be 10 megs per day. Pump and motor not yet fitted but will be in the next month or so.
Irrigation: Poly Pipe and riser irrigation across all but 16 acres of the farm. The 16 acres is irrigated by open channel. Pipe and riser system powered by diesel pump, pumping direct from back bone channel. Pump with Flow rate of 10 megs a day. 4.83 GMW delivery shares.
Land: 289 acres or 117 hectares. Recycle dam with pump. Good fencing with tracks throughout. Soil types are of very good quality being mainly Timmering loam and Wanalta loam. Land has been well looked after with good fertiliser history. Good layout and drainage.
Homes: Two houses on the farm. First is a 4 Bedroom, 1 bathroom weatherboard home. Second is a 2 Bedroom, 1 bathroom weatherboard home.
Agents Remarks: Very good opportunity to secure a farm that will provide the ability to irrigate during times of high surface water allocation prices due to having the security of the bore and sizeable groundwater entitlements that are included with the sale. The pipe and riser system will make the irrigation management of this farm a breeze. Great value on offer with this highly productive farm, contact Luke Ryan on 0438 841 127 to arrange an inspection.
Listing description written by Luke Ryan, Luke Ryan Real Estate — reproduced as published, not verified by Districts.