Nyora at a glance
1,621
People
$926,000
Median sale
$483/wk
Median rent
2.71%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
VIC › Nyora › Mount Lyall Rd
$1,050,000–$1,150,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
6
Car spaces
27,999 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
$1,050,000–$1,150,000
Asking range · $38/m² of land
No recorded sale for this property.
Nyora at a glance
1,621
People
$926,000
Median sale
$483/wk
Median rent
2.71%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Vs Nyora
+13.4%
Median sale
Suburb $926,000
-0.32 pp
Gross yield
Suburb 2.71%
Suburb median $926,000 from 15 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.
$64,011 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 Nyora'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 $483/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 2.4%. 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
Nyora at a glance
1,621
People
$926,000
Median sale
$483/wk
Median rent
2.71%
Suburb gross yield
Median sale from 15 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Barry Plant KorumburraWelcome to 850 Mt Lyall Road, Nyora-a remarkable lifestyle sanctuary where sophisticated country living meets contemporary family comfort. Set on approximately 7 acres of picturesque land, this beautifully renovated residence offers a rare opportunity to enjoy space, privacy and premium finishes, all within minutes of Lang Lang and Koo Wee Rup.
Designed for families who appreciate quality, the home immediately captivates with its timeless character and thoughtful renovations. A stunning internal stone feature wall creates a striking focal point, adding warmth and architectural elegance to the home's inviting interiors.
At the heart of the residence lies a beautifully appointed galley-style kitchen, crafted to impress both home cooks and entertainers alike. Featuring quality SMEG appliances, a 900mm gas cooktop, expansive bench space and a generous walk-in pantry, this designer kitchen seamlessly flows into the spacious open-plan dining and living area. A wood heater provides a cosy ambience during the cooler months, while a separate family/rumpus room offers additional flexibility for growing families, entertaining or relaxing.
Accommodation comprises four generous bedrooms, highlighted by a luxurious master suite complete with a spacious walk-in robe and a beautifully renovated ensuite. The remaining bedrooms feature built-in robes, with the fourth bedroom currently utilised as a games room, providing the flexibility to adapt the space to suit your family's needs.
Throughout the home, quality renovations have been thoughtfully completed to an exceptional standard, with only the flooring remaining-deliberately left for the new owners to select according to their own style and preferences. It's a rare opportunity to add your personal touch and complete an already outstanding residence in a way that truly reflects your vision.
The home's commitment to quality continues throughout, with the ensuite, main bathroom, laundry and separate powder room all expertly renovated using premium finishes and timeless styling. Extensive storage solutions ensure everyday practicality without compromising on design.
Outdoor living is equally impressive. A spectacular undercover alfresco area captures sweeping views across the surrounding countryside, creating the perfect setting for year-round entertaining. Front and rear timber decking further enhance the seamless connection between indoor and outdoor living.
Beyond the home, the property is exceptionally well-equipped for a rural lifestyle. The gently undulating 7-acre allotment is ideal for horses, hobby farming or simply enjoying the space and privacy that only country living can provide. Excellent infrastructure includes quality shedding with its own separate meter box, along with approximately 60,000 litres of water storage across three 20,000-litre tanks.
Families will love the dedicated basketball court, while the expansive grounds provide outstanding potential to create your dream lifestyle estate with additional landscaping, a swimming pool or tennis court (STCA).
Property Highlights
Approximately 7 acres of premium lifestyle land
Beautifully renovated family residence with luxurious finishes
Stunning internal stone feature wall
Four generous bedrooms, including a luxurious master suite with walk-in robe and ensuite
Stylish galley-style kitchen with SMEG appliances
900mm gas cooktop
Spacious walk-in pantry
Open-plan kitchen, dining and living area with wood heater
Separate family/rumpus room
Renovated ensuite, main bathroom, laundry and separate powder room
Extensive storage throughout
Opportunity to personalise the home by selecting your preferred flooring
Expansive undercover alfresco with breathtaking rural views
Front and rear timber decking
Quality shedding with separate meter box
Approximately 60,000 litres of water storage (3 x 20,000L tanks)
Ideal for horses, grazing or hobby farming
Basketball court for the family
Outstanding potential for a swimming pool, tennis court and further landscaping (STCA)
Minutes from Lang Lang and Koo Wee Rup
850 Mt Lyall Road is more than just a home-it's an exceptional lifestyle destination. Offering luxury, space, quality renovations and endless potential, this is a rare opportunity to secure an impressive country estate and complete the final touches to make it uniquely your own.
Listing description written by Marius Tekin, Barry Plant Korumburra — reproduced as published, not verified by Districts.