Horsham at a glance
15,008
People
$467,500
Median sale
$406/wk
Median rent
4.52%
Suburb gross yield
Median sale from 162 recorded sales (last 12 months) — a Districts calculation.
$399,000
For sale
Asking
3
Bedrooms
1
Bathrooms
2
Car spaces
654 m²
Land
Districts View
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
$399,000
Asking · $610/m² of land
No recorded sale for this property.
Horsham at a glance
15,008
People
$467,500
Median sale
$406/wk
Median rent
4.52%
Suburb gross yield
Median sale from 162 recorded sales (last 12 months) — a Districts calculation.
Vs Horsham
-14.7%
Median sale
Suburb $467,500
+0.77 pp
Gross yield
Suburb 4.52%
Suburb median $467,500 from 162 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$23,748 on top of the price (6.0% 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.
Pre-filled with Horsham'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 $406/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 5.3%. 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
Horsham at a glance
15,008
People
$467,500
Median sale
$406/wk
Median rent
4.52%
Suburb gross yield
Median sale from 162 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Horsham Real EstateSome homes are neat and tidy. Others have a little bit of personality about them. This one definitely falls into the second category.
Tastefully renovated and full of character, this three-bedroom weatherboard home offers comfortable living, practical spaces and a few features you simply don't expect to find.
Inside, the home offers three good-sized bedrooms, with built-in robes to two, while the spacious front lounge provides a comfortable place to relax. The updated kitchen is both stylish and practical, featuring a dishwasher, electric oven, gas cooktop and plenty of storage.
Heating and cooling are well covered with four split systems throughout the home, including a huge 9.5kW unit in the lounge capable of heating the entire house, along with individual split systems in each bedroom.
The property has also been recently re-levelled and benefits from an upgraded electrical switchboard, adding further peace of mind.
But it's outside where this home really starts to show its personality.
The former shed has been fully lined and transformed into an awesome art studio — a fantastic space for anyone creative, whether that's painting, working on a hobby, running a home business or simply having somewhere to escape to.
There's also a covered rear verandah, while the side of the home has been set up with small-pet access and an animal enclosure with its own seating area. It's a thoughtful little addition that will appeal to anyone with furry or feathered family members.
The property also includes two additional smaller garden sheds, providing plenty of useful storage.
And then there's the front fence — featuring a large mural that gives the property an unmistakable sense of personality and makes it pretty hard to miss.
Features include:
- Three good-sized bedrooms
- Built-in robes to two bedrooms
- Tastefully renovated throughout
- Spacious front lounge
- Updated kitchen with dishwasher
- Electric oven & gas cooktop
- Four split systems
- Huge 9.5kW split system to lounge
- 3 x additional Split systems (1 x each bedroom)
- Recently re-levelled
- Upgraded electrical switchboard
- Covered rear verandah
- Fully lined art studio w/Concrete floor to studio and Power.
- Small-pet access
- Animal enclosure with seating area
- Two smaller garden sheds
- Carport
- Large mural on front fence
Comfortable, creative and just a little bit quirky — this is a home with genuine personality, plenty of practical extras, and a few surprises waiting to be discovered.
Listing description written by Brad Judd, Horsham Real Estate — reproduced as published, not verified by Districts.