Licola at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Licola › Target Creek Rd
$8,100,000
For sale
Asking
3
Bedrooms
1
Bathrooms
2
Car spaces
7,385,500 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
$8,100,000
Asking · $1/m² of land
No recorded sale for this property.
Licola at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$513,814 on top of the price (6.3% 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 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
Licola at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Gippsland Real Estate MaffraFor Sale by Expressions of Interest - Closing 4:00pm, Friday 20 February 2026
Presented to the market for the first time in 96 years, Primrose Gap is a landmark 1,800-acre (approx.) opportunity in one of Victoria's most pristine and tightly held regions. Set at 914 Target Creek Road, Licola, this rare large-scale holding combines natural beauty, agricultural strength, and significant long-term potential.
Located at 914 Target Creek Rd, Licola. Its proximity to the Victorian High Country, Licola's rare status as a 'Privately owned town', making properties in this region tightly held and highly sought-after. This expansive property combines impressive natural assets with genuine long-term income potential-making it an outstanding option for investors, primary producers and environmental enterprises alike.
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Property Overview
- Approx. 740ha (1,825 acres) across 5 titles
- Modest 3-bedroom, 1-bathroom homestead
- High-grade cattle handling infrastructure, including crush, drafting pound, secure yards, loading race and holding paddocks
- Excellent water security with dams, natural springs and Macalister River frontage
- Water tank that is gravity-fed from a reliable dam with troughs that service the yards and holding paddocks
- Extensive fencing with 17 paddocks (approx.)
- Large machinery/workshop shed with loft-ideal for storage or group accommodation
- Bitumen road frontage via Jamieson-Licola Road plus gravel road access from both Target Creek Road & Link Road
- Significant timber assets supported by established coupe plans-providing a valuable advantage for buyers seeking immediate and long-term forestry opportunities
- Multiple elevated house sites offering 360-degree views across mountains, rolling country and untouched wilderness-these outlooks provide a stunning backdrop for future development, tourism ventures, or simply enjoying the breathtaking scenery for yourself.
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Agricultural Capability
Currently operating as a proven and productive beef enterprise, the property supports approximately 240 Angus breeding cows plus followers. Its carrying capacity, quality grazing areas, and reliable water sources offer immediate value for livestock operators or those seeking to expand their existing agricultural operations.
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Title Breakdown
Lot 1A - 225ha / 555 acres (approx.)
Includes the homestead; frontage to Jamieson-Licola Road & Target Creek Road; timbered areas with coupe plans.
Lot 2 - 116ha / 286 acres (approx.)
Frontage to Target Creek Road & Link Road; includes cattle yards and approx. 4 paddocks.
Lot 3A - 111ha / 274 acres (approx.)
Frontage to Jamieson-Licola Road & Target Creek Road; mixed timbered and open country.
Lot 4 - 176ha / 434 acres (approx.)
Macalister River frontage; access via shared road.
Lot 6 - 112ha / 276 acres (approx.)
Frontage to Target Creek Road; approx. 7 paddocks.
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For Sale by Expressions of Interest
Available as a whole or as individual titles, with written offers closing 4:00pm, Friday 20 February 2026.
For an Information Memorandum or to arrange a private inspection, please contact the exclusive selling agents:
Gippsland Real Estate - Sale
Leo O'Brien - 0409 143 668
Jarrod Freeman - 0439 707 253
Alex Scott & Staff - Sale
Aaron Ralph - 0456 215 087
Max Odoherty - 0419 286 920
Listing description written by Leo O'Brien, Gippsland Real Estate Maffra — reproduced as published, not verified by Districts.