21 Coulston Street, Beeac VIC 3251
21 Coulston Street, Beeac VIC 3251
Large township parcel | quiet Beeac pocket | bushfire overlay present | land-led value | owner-occupier focus
The property is understood to be a low-density township holding within Beeac, a small rural service town with a primary school, post office, and local pub. Its principal strength lies in the land component, which is likely to be substantial by metropolitan standards, offering space, rural outlook, and a quiet country setting. Township zoning is indicated, which supports flexible use within the local planning framework. The property is best suited to a buyer seeking an affordable land bank, a tree-change base, or a low-maintenance country retreat with the option to build or renovate. Demand for such parcels is evident in the locality, driven by owner-occupiers rather than investors, and the lack of dense housing stock reinforces the scarcity of large, freely positioned blocks.
Value may be moderated by the presence of a bushfire overlay, which could affect building costs or insurance premiums. Limited local amenity depth might also cap rental demand, although the low vacancy signal suggests some interest. The large land area and township zoning may offer future flexibility, but the eventual price is likely to be influenced most by the condition of any existing dwelling, the exact land dimensions, and the quality of the street position. These factors should be weighed carefully when forming a view on price.
>> Comparable Sales: 101 Coulston Street sold for $210,000 in 2025 | Property Price Band: $200,000–$300,000 | Value Drivers: land size, street position, existing condition
Detailed Independent Property Report prepared by PropCred Analyst team for 21 Coulston Street, Beeac VIC 3251
Checks found:
Value Risk
2
Liquidity Risk
2
Planning Risk
1
Income Risk
2
Execution Risk
2
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Market Insight
Beeac is a thinly traded rural market within Corangamite Shire, defined by low population and scarce turnover. Demand is driven by local owner-occupiers and lifestyle buyers, with activity concentrated in a small number of house sales. Prices are highly sensitive to individual transactions, as evidenced by significant variation across recorded medians, reflecting an unstable market rather than a clear trend. Rental demand is modest, with yields slightly stronger for units than houses. Future growth is constrained by thin supply and limited infrastructure, leaving the market vulnerable to affordability pressures and interest-rate sensitivity.
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PropCred Estimated Value
Bedrooms
3
Bathroom
1
Parking
3
Land
1740m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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