Smythes Creek at a glance
3,083
People
$630,000
Median sale
$497/wk
Median rent
4.10%
Suburb gross yield
Median sale from 32 recorded sales (last 12 months) — a Districts calculation.
VIC › Smythes Creek › Glenelg Hwy
$699,000–$749,000
For sale
Asking range
0
Bedrooms
0
Bathrooms
0
Car spaces
19,020 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
$699,000–$749,000
Asking range · $37/m² of land
No recorded sale for this property.
Smythes Creek at a glance
3,083
People
$630,000
Median sale
$497/wk
Median rent
4.10%
Suburb gross yield
Median sale from 32 recorded sales (last 12 months) — a Districts calculation.
Vs Smythes Creek
+11.0%
Median sale
Suburb $630,000
-0.40 pp
Gross yield
Suburb 4.10%
Suburb median $630,000 from 32 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.
$42,450 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 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. No recorded off-street parking — often a discount versus the suburb median for the same beds.
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 3.7%. 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 32 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Goldfish Real EstateTeam Goldfish Ballarat Real Estate proudly presents this rare opportunity to secure approx. 4.7 acres of premium land on Glenelg Highway, Smythes Creek, superbly positioned moments from Delacombe Town Centre & the expanding Ballarat West Growth Corridor.
Set along a highly visible highway position, this unique landholding offers the ideal balance of peaceful rural lifestyle appeal today and strategic long-term potential for tomorrow. With generous land size, wide frontage and a location surrounded by continued residential, retail and infrastructure growth, this is an opportunity that will appeal to lifestyle buyers, investors, land bankers and future-focused purchasers.
POTENTIAL LAND USES
Approx. 4.7 acres - a genuinely flexible-sized holding: large enough for meaningful use, while still being a manageable, accessible parcel. Subject to zoning and council approval, possibilities for a block of this size and location may include:
Build Dream Home- Rural Lifestyle: Design and build your dream home on this Smythes Creek block, free from suburban constraints. Enjoy space, privacy, and freedom while staying close to Ballarat.
Hobby Farm or Small Livestock Holding: Ideal for raising chickens, goats, or horses on a manageable scale. Room to grow your own produce and enjoy a self-sufficient rural lifestyle.
Nursery or Agricultural Use: Suitable land for a plant nursery, market garden, or small-scale agricultural venture - great for turning a passion for growing into a productive enterprise (STCA).
Future Subdivision or Development Land (Subject to Rezoning): With Ballarat's growth expanding outward, this land may hold future subdivision potential, subject to council approval and rezoning.
Strategic Land Banking Investment: Secure a foothold in this growing region now, positioning yourself to benefit from future infrastructure and rising land values.
Private Rural Retreat Close to Urban Amenities: Peaceful rural seclusion just minutes from Ballarat's shops, schools, and services - the best of both worlds.
LOCATION HIGHLIGHTS:
• Part of Ballarat’s West Future Growth Extension zone
• Approx 4 minutes to DELACOMBE TOWN CENTRE (DTC- Major Activity Centre of Ballarat West)
• Approx 4minutes to School, Park, Transport, and local amenities
• Easy access to upcoming BALLARAT WESTERN LINK ROAD to Melbourne or Adelaide
• Approx 12minutes to BALLARAT CBD
• Approx 8minutes to BALLARAT WEST EMPLOYMENT PRECINCT
• Approx 8minutes to BALLARAT AIRPORT
Smythes Creek has become one of the most closely watched pockets on Ballarat’s western edge, where established rural character meets expanding residential communities, major shopping facilities and future planning activity. Whether you are seeking space to create a private lifestyle retreat, explore rural uses, secure a strategic land investment or simply hold a rare parcel in a tightly held corridor, this property deserves serious attention.
Expression of interest closes on Friday, 01 Sept 2026 at 05:00 PM unless sold prior for this Ballarat land for sale on Glenelg Highway.
For further information or to arrange a private inspection, Ballarat's Best Sales Agents on 03 5332 4444.
DISCLAIMER: All stated dimensions are approximate. Information is provided for general purposes only and does not constitute representation on the part of the vendor or agent. All images are for illustration purposes only. Purchasers should conduct their own due diligence.
Listing description written by Subhash Godara, Goldfish Real Estate — reproduced as published, not verified by Districts.
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