523 Howes Creek-Goughs Bay Road, Goughs Bay VIC 3723
523 Howes Creek-Goughs Bay Road, Goughs Bay VIC 3723
6.22 ha rural parcel | four-bedroom footprint | single-bathroom layout | lifestyle acreage in Goughs Bay | price-sensitive buyer segment
The competitive strength of this property is found in its land component and rural setting. A 6.22 ha holding with four bedrooms is rarely offered in an area dominated by smaller residential lots. The house itself is considered modest, with one bathroom, so the value is placed in the land and the potential to improve or reconfigure the dwelling. This property is best suited to families or tree-changers wanting room to move, space for sheds, livestock or workshop use, and a genuine rural address that still sits within the Mansfield-area community. Its scarcity as a large lifestyle parcel is expected to give it a marketing edge over conventional suburban-style offerings.
The single bathroom and likely older construction may limit appeal for some buyers, and the property’s price will be shaped by how the dwelling condition and servicing, such as water supply, septic, and power, compare with the land’s potential. A bushfire overlay may be relevant in this region and could affect insurance costs and future building works. The trade-off between securing a large parcel and the cost of upgrading or maintaining an older house will need to be weighed. Market liquidity in this segment can be thin, so sale timing and presentation may be expected to matter more than in a standard suburban market.
Detailed Independent Property Report prepared by PropCred Analyst team for 523 Howes Creek-Goughs Bay Road, Goughs Bay VIC 3723
Checks found:
Value Risk
1
Liquidity Risk
Planning Risk
Income Risk
2
Execution Risk
2
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Market Insight
Goughs Bay leverages its proximity to sweeping agricultural landscapes, offering residents a highly targeted lifestyle and infrastructure advantage. Generational local families are aggressively driving the housing demand here to secure a foothold in this specific postcode. Properties here turn over infrequently, making it a stable market insulated from major economic shocks.
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PropCred Estimated Value
Comparable Sales: 16 Goughs Crescent sold for $550,000; 1214 Monkey Gully Road sold for $1,125,000 | Property Price Band: $400,000-$500,000 | Value Drivers: land size, rural setting, dwelling condition
Bedrooms
4
Bathroom
1
Parking
5
Land
6.22 ha
Research & Review
Prepared by Steve Dalton, Senior Analyst
·
Reviewed by Matt Proctor, Principal Analyst
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