13 Waters Road, Shepparton VIC 3630

Bushfire overlay | Flood overlay | Boulevard position | Not currently for sale The flood and bushfire overlays are the primary risk mechanisms here; they constrain mortgage availability and may raise insurance premiums by a material margin, which directly reduces the property’s liquidity and exit options for a buyer. The river reserve access and elevated Boulevard address offer genuine scarcity in Shepparton’s market, but the overlays mean this house is best held as a long-term owner-occupied home rather than a liquid trade—any buyer must underwrite those holding costs. On balance, the positional advantage justifies the overlay risk for the right buyer, but only if they intend to stay. What makes this house competitively rare is the combination of direct river frontage, a 1,100-plus square metre block, and Gowrie Street Primary zoning in a tightly held pocket—features that appeal strongly to families seeking space and lifestyle. The solar panels and FTTP internet add operational efficiency and amenity, but they support rather than drive the decision. This property serves best a buyer who values enduring location over short-term resale optionality and who will use the river access as a daily amenity. To proceed, commission a full flood and bushfire risk assessment from a licensed consultant, and have your conveyancer review the overlay certificate of your title—this will give you the actual cost and insurability picture before you negotiate.