46-48 Madeline Street, Numurkah VIC 3636

Bushfire and flood overlays present | On-market estimate mispriced against sold result | No heritage overlay protection | Septic-zone purchase risk persists The bushfire and flood overlay detection alters financing and insurance viability, increasing holding cost by an estimated 15–20% over standard risk properties. The previous estimate range of $690k–$760k does not reflect the April sale at $475k, meaning any buyer relying on those numbers overpays by 30% or more. This property is best held as a lifestyle-use holding, not a speculative trade—its value derives from use, not resale margin. The 1.01 ha in-town lot is the competitive rarity—few properties offer this scale within walking distance of Numurkah’s amenities. The steel-frame brick veneer build, solar panels, and separate workshop reduce ongoing utility and maintenance burden for a hobby farmer or trade-based buyer. It serves best as a live-work holding for someone seeking low-density in-town acreage, not a passive investment. Given the discrepancy between pre-sale estimates and actual sold price, a formal independent valuation is the next step before any offer discussion.