Ballan at a glance
3,617
People
$650,000
Median sale
$480/wk
Median rent
3.84%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
$649,000–$675,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
3
Car spaces
529 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
$649,000–$675,000
Asking range · $1,227/m² of land
No recorded sale for this property.
Ballan at a glance
3,617
People
$650,000
Median sale
$480/wk
Median rent
3.84%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
Vs Ballan
-0.2%
Median sale
Suburb $650,000
+0.01 pp
Gross yield
Suburb 3.84%
Suburb median $650,000 from 28 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.
$39,333 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 Ballan'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 $480/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 3.8%. 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
UnknownArea
Ballan at a glance
3,617
People
$650,000
Median sale
$480/wk
Median rent
3.84%
Suburb gross yield
Median sale from 28 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by PRD BallaratExperience the ultimate lifestyle balance at 8 Fish Court, Ballan. This beautifully presented, near-new residence offers all the luxuries of a modern build within the heart of a vibrant, historic country township. Situated in a quiet and secure court, this property is a standout choice for those who want to trade the city hustle for fresh air without sacrificing high-end comfort or essential convenience.
A Near-New Home of Quality and Style Thoughtfully designed and impeccably maintained, this 3-bedroom, 2-bathroom home is a masterclass in contemporary living.
• The Master Sanctuary: A generous master suite provides a peaceful retreat, complete with a stylish ensuite and ample storage.
• Open-Plan Sophistication: The light-filled heart of the home features a sprawling living and dining zone that flows effortlessly. The kitchen is a chef's delight, equipped with premium appliances, sleek cabinetry, and plenty of workspace for family meals or entertaining.
• All-Season Comfort: Built to modern standards, the home offers superior insulation, double glazed windows and climate control, ensuring a cozy atmosphere through Ballan's crisp winters and cool summers.
The Ultimate Commuter's Dream Ballan is rapidly becoming the region's most sought-after destination for professionals and families, thanks to its unmatched connectivity.
• Train Station Proximity: Located just moments from the Ballan Railway Station, you can enjoy a stress-free commute to the Melbourne CBD (approx. 60 mins) or a quick trip into Ballarat (approx. 20 mins).
• Highway Access: Immediate access to the Western Highway makes road travel seamless, whether you're heading to the city or the coast.
A Community-Focused Lifestyle Living in Ballan means being part of a welcoming, small-town community where everything you need is within easy reach.
• Village Convenience: Stroll to the charming local cafes, bakeries, and the famous Ballan Farmers Market.
• Family Friendly: Within walking distance to local primary schools, beautiful parklands, and the scenic Werribee River walking tracks.
• Secure Storage: The property features a double lock-up garage plus an additional carport space, providing rare and ample room for cars, a boat, or a caravan.
Exceptional Value & Opportunity Offered with a price guide of $649,000 - $675,000, 8 Fish Court represents an elite opportunity for first-home buyers, young families, or savvy investors. This is a property where quality construction meets a high-growth location.
Leave the city behind and discover the quality of life you've been looking for. Contact us today to arrange your inspection of 8 Fish Court, Ballan.
Ballarat's Best-Selling Team
Listing description written by Michael Darken, PRD Ballarat — reproduced as published, not verified by Districts.
Victoria 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.