Culgoa at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
VIC › Culgoa › Culgoa Ultima Rd
$670,400
For sale
Asking
0
Bedrooms
0
Bathrooms
0
Car spaces
1,690,000 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
$670,400
Asking · $0/m² of land
No recorded sale for this property.
Culgoa at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$40,666 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.
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
Culgoa at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Ray White Swan HillVersatile Dryland Cropping Asset - 419 Acres (169 Hectares)
"McErvales" represents a well-established and productive dryland farming opportunity, ideally suited to broadacre cropping, mixed farming, or strategic landholding investment in Victoria's north-west agricultural region. Comprising approximately 419 acres (169 hectares) of arable land, the property offers scale, soil quality, and proven production performance.
The land has been successfully cropped with barley during the 2024 and 2025 seasons, demonstrating its consistency and reliability for cereal production. The property is currently leased until 28 February 2026.
Soil types are predominantly Calcarosols, widely recognised for their suitability to dryland farming systems, strong nutrient profiles, and dependable structure under modern agronomic practices. Combined with an average annual rainfall of approximately 349mm, the property is well positioned for ongoing dryland cropping and grazing enterprises.
"McErvales" also offers sound grazing potential, making it well suited to mixed farming or crop-and-graze systems.
The property is situated within the Farming Zone (FZ) under the local planning scheme, reinforcing its long-term agricultural focus and protecting its rural land use value. The surrounding district is characterised by quality farming holdings, strong community infrastructure, and established grain and livestock markets.
Strategically located, "McErvales" enjoys practical access to key regional service centres and grain handling facilities, being approximately 51 kilometres to Swan Hill, 75 kilometres to Kerang, and 81 kilometres to Donald, supporting efficient logistics and marketing options.
This offering will appeal to a wide range of purchasers, including local farming families seeking expansion, investors pursuing secure agricultural land with income in place, and operators looking to strengthen their dryland cropping footprint in a proven region...
Contact Cameron Smits today 0436 001 821
Listing description written by Cameron Smits, Ray White Swan Hill — reproduced as published, not verified by Districts.