Bemm River at a glance
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Median sale
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Median rent
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Suburb gross yield
VIC › Bemm River › Sydenham Pde
$4,950,003
For sale
Asking
6
Bedrooms
3
Bathrooms
2
Car spaces
386 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
$4,950,003
Asking · $12,824/m² of land
No recorded sale for this property.
Bemm River at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$309,064 on top of the price (6.2% 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
Bemm River at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Orbost & District Real EstateINVEST AND HOLIDAY IN THE FISHING MECCA OF EASTERN VIC WITH THIS UNBEATABLE OPPORTUNITY TO SECURE A SOLID TIME PROVEN INVESTMENT WITH OWNER USAGE RIGHTS.
"CAN NOT BE USED FOR PERMINENT RENTAL" CAN BE RE-SOLD INDIVIDUALLY IF DESIRED!
Bemm River offers a magnificent and diverse range of activities for anyone who enjoys nature and the great outdoors and is also renowned for its fishing and known widely at the "Bream Capital" of Victoria holding many fishing tournaments annually. This attracts large crowds and has a nationwide following enticing angler from far and wide to the township.
While Bemm River is a popular haunt for fisherman and nature enthusiasts, the town remains small and apart from the caravan park, there are few fully serviced accommodation options, and these units are in integral part of the Bemm River Holiday Accommodation Serviced Apartments which has operated in the area for decades and continues to be the Go-To-Accommodation place for many repeat clients year after year. This makes the units a reliable investment with long term management in place that has proven beyond doubt their service and dedication to the property is second to none.
Key Investment Points:
• 3 x Brick Units to be sold in line (Freehold Investment)
• 3 Individual Titles (Can be re-sold Individually)
• Open Plan Kitchen / Dining / Lounge
• 2 Bedroom's with BIR
• All Units have Renovated Kitchen
• All Units have Renovated Bathrooms
• Front Unit Enjoys Water Views
• Front 2 Units Have Undercover Parking
• All Units are Managed & Cleaned (This is a Passive, Hands Off Investment)
• Financials & S32 Available Upon Request (CA May be required before release)
• Annual Allotment of Owner Time for Private Usage
For additional information or to arrange an on-site inspection please contact Luke Oakley with Orbost Real Estate directly.
INSPECTIONS TIMES: Please contact us for available dates.
CONTRACT of SALE: Please contact our office to request a copy of the contract and S32.
LINK TO CONSUMER AFFAIRS WEBSITE: https://www.consumer.vic.gov.au/housing/buying-and-selling-property/checklists
Legal Disclaimer: The information contained in this advertisement has been provided to Orbost Real Estate and its agents by third parties, including the vendor. While Orbost Real Estate and its agents have taken all reasonable care in the preparation and presentation of this material, no warranty is given as to its accuracy, completeness, or reliability. Orbost Real Estate and its agents expressly disclaim all liability for any errors, omissions, misstatements, or misrepresentations (whether by negligence or otherwise). Prospective purchasers are advised to conduct their own investigations and due diligence concerning all aspects of the property.
Listing description written by Luke Oakley, Orbost & District Real Estate — reproduced as published, not verified by Districts.
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