Kotupna at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
3
Bedrooms
1
Bathrooms
2
Car spaces
Districts View
View not ready — official layers are still retrieving for this property. Official planning layers still retrieving. Flood / bushfire / heritage not yet retrieved. No recorded sale price for this property. Districts does not score a property it cannot yet see.
Nothing about this record stands out yet — coverage may still be filling in.
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
Last sold
No recorded sale price for this property yet.
Kotupna at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
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
Kotupna at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by The Agency SheppartonImagine waking up every day to the peaceful sounds of nature on your very own 1.35-acre slice of paradise, nestled among rolling cropping and grazing land, with scenic views of the tranquil Wakiti Creek alongside your property. This charming lifestyle property at 85 Amors Road, Kotupna, is not just a home, it's your personal rural retreat where comfort meets countryside beauty.
Step inside to discover a lovingly maintained country home with 3 generous bedrooms, 2 featuring built-in robes for easy storage. The heart of the house is a bright, inviting kitchen complete with a classic country-style Belling range cooker - perfect for whipping up everything from casual breakfasts to gourmet dinners. Modern conveniences like a dishwasher, ceiling fan, and split system air conditioning keep this space comfortable and practical, with plenty of room for family meals and gatherings.
The cozy lounge, with its warm timber floors and a box wood fire, invites you to relax and unwind through chilly winter evenings. Another split system ensures year round comfort, while the sunroom at the back offers a serene spot to soak in stunning rural views with your morning coffee or evening glass of wine.
Outside, the property continues to impress with a new roof and a charming wrap-around verandah, perfect for lazy afternoons or entertaining guests. Established lawns and mature trees frame the home beautifully, creating a private green haven. Water worries are a thing of the past here, thanks to a reliable 2 megalitre supply from the Wakiti Creek pipeline and handy rainwater tanks. Quality fencing and a sturdy concrete post & rail entrance add security and road appeal.
Car enthusiasts, boat lovers, and hobby farmers will appreciate the ample shedding for vehicles and trailers, plus a large open bay hay shed ready for your projects or storage needs.
Kotupna is located between Nathalia and Kyabram, and is just a short drive to Echuca or Shepparton, this property offers the best of both worlds: peaceful country living with easy access to town conveniences.
Whether you're dreaming of a fresh start, a weekend escape, or a hobby farm to call your own, 85 Amors Road, Kotupna is ready to welcome you home.
Don't miss out, contact Jason Hicks on 0474 446 862 today to arrange your private inspection and experience this idyllic lifestyle for yourself.
Listing description written by Jason Hicks, The Agency Shepparton — reproduced as published, not verified by Districts.