28 River Street, Nagambie VIC 3608
28 River Street, Nagambie VIC 3608
3 bed house on 979m² | off-market in Nagambie | lake-adjacent lifestyle street | larger-than-typical lot | premium regional pocket
This property holds a genuine edge in Nagambie’s market. A three-bedroom house on nearly a thousand square metres is not common in this suburb, where the average dwelling sits at three bedrooms but often on tighter parcels. The street itself carries a lifestyle reputation, with direct connection to Lake Nagambie and a low-density, established character that appeals strongly to downsizers and owner-occupiers seeking space without leaving town amenities behind. For a buyer wanting a solid family footprint or a regional retreat with room to breathe, this configuration is competitively rare and likely to hold interest from a focused pool of lifestyle buyers.
The value picture is shaped by a few factors that may influence what this property ultimately trades for. Its land size is the clearest strength, offering flexibility for future extensions or landscaping that smaller lots cannot match. The off-market status might mean less competitive tension, but it also suggests a seller not in a rush, which could affect negotiation dynamics. Flood overlay evidence on nearby parcels raises a question about the subject site’s own risk profile, and that alone could temper or boost buyer enthusiasm depending on the title details. Condition and internal layout remain unverified, so a thorough inspection is essential before forming a firm price view.
|| Comparable Sales: nearby unit at 6/11 River Street sold around $458,000; 31 River Street land listed near $700,000 | Property Price Band: $700,000–$800,000 | Value Drivers: land size, lake proximity, condition and presentation
Detailed Independent Property Report prepared by PropCred Analyst team for 28 River Street, Nagambie VIC 3608
Checks found:
Value Risk
Liquidity Risk
Planning Risk
1
Income Risk
Execution Risk
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Market Insight
Nagambie VIC 3608 sits in regional Victoria with access to Shepparton-area infrastructure. Demand comes from an older demographic, mainly 60-69, alongside managers and labourers, drawn by tight rentals and a 4.3% gross yield above regional averages. The median house price holds near $620,000, though annual growth is inconsistent: PRD reports a 20.3% surge over the year to Q3 2025, while other sources show declines of -0.8% to -5.6%. Sales jumped 130.8% to 30 in Q3 2025, and vacancy sits at 1.2%. Future growth is supported by new lots on Camowen Crescent and softer land prices, down 15.6% to $230,000, which may open entry-level demand. Risks include mixed price signals and a -6.7% drop in house rentals despite yield strength.
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PropCred Estimated Value
Comparable Sales: nearby unit at 6/11 River Street sold around $458,000; 31 River Street land listed near $700,000 | Property Price Band: $700,000–$800,000 | Value Drivers: land size, lake proximity, condition and presentation
Bedrooms
3
Bathroom
2
Parking
2
Land
979m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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