with
7 October 2026Prepared for Jolie

Four homes in Mildura,
hand picked for your brief.

Jolie, these are the four we think are worth your time right now. 40 Milan Drive clears every line of your brief on a written appraisal. The other three each have one number to land. Each one has been checked against your brief, priced on comparable sales, tested for rent, and run through due diligence. Open any home for the full picture, and move the sliders to test the numbers your way.

4 homes, all built 2000 or laterFlood and bushfire clear on all fourGrowth 8.7% to 12.4% a year over 5 years
  1. 01Your brief
  2. 02The four at a glance
  3. 0340 Milan Drive, Irymple
  4. 0431 Golden Ash Drive, Mildura
  5. 0594 Matthew Flinders Drive, Mildura
  6. 0622 Eastside Drive, Mildura
  7. 07The numbers side by side
  8. 08Where to from here

01Your brief

What every home is measured against.

The rules below came from your conversations with Bruno. Each home on this page is checked line by line against them, and the result is shown as a simple meets, nearly, or to confirm.

Price
Up to $610,000. Up to $630,000 for the right home
Rent
$580 a week or more. This is a condition of your CBA finance
Build year
2000 or later, so depreciation still has years to run
Land
600m² or more
Bedrooms
4 preferred. A 3 bed works if the rent clears $580
Risk
No flood or bushfire overlay on the lot
Location
Regional towns of 25,000 people or more, open to anywhere
Growth aim
8 to 10% a year
Timing
Pre-approval runs to late October. The three owners we have spoken with are open to about 30 days settlement

02The four at a glance

Three in Mildura, one in Irymple.

All four are brick homes built in 2000 or later, on blocks over 600m², with no flood or bushfire overlay. The differences are rent certainty, price and size. Click a home to open its snapshot.

40 Milan Drive
03 · Irymple
40 Milan Drive
Near new, appraised at $610 a week
$595,000 to $654,000Price guide
$610 a weekWritten appraisal, Barry Plant
3 / 2 / 2Bed / bath / car
766m² · About 2022Land · built
Open the snapshot
31 Golden Ash Drive
04 · Mildura
31 Golden Ash Drive
Five bedrooms on 869m², quiet court
$599,000 to $658,000Price guide
$570 a weekWritten appraisal, Ray White
5 / 2 / 2Bed / bath / car
869m² · About 2000 to 2002Land · built
Open the snapshot
94 Matthew Flinders Drive
05 · Mildura
94 Matthew Flinders Drive
Near new with a 70m² shed, walk to Mildura Central
$585,000 to $643,500Price guide
$550 a weekMarket estimate
3 / 2 / 2Bed / bath / car
704m² · About 2020Land · built
Open the snapshot
22 Eastside Drive
06 · Mildura
22 Eastside Drive
Four bedrooms, built 2014, tenanted
$550,000 to $605,000Price guide
$495 a weekCurrent lease to April 2027
4 / 2 / 2Bed / bath / car
630m² · 2014Land · built
Open the snapshot
At a glance40 Milan Drive31 Golden Ash Drive94 Matthew Flinders Drive22 Eastside Drive
Price guide$595,000 to $654,000$599,000 to $658,000$585,000 to $643,500$550,000 to $605,000
Rent$610 a week. Written appraisal, Barry Plant$570 a week. Written appraisal, Ray White$550 a week. Market estimate$495 a week. Current lease to April 2027
BuiltAbout 2022About 2000 to 2002About 20202014
Land766m²869m²704m²630m²
Bedrooms3 bed, 2 bath, 2 car5 bed, 2 bath, 2 car3 bed, 2 bath, 2 car4 bed, 2 bath, 2 car
To Mildura CBD5.6km2.1kmWalk to Mildura Central2.4km
TenancyOwner occupiedVacant and rental compliantLeased through One Agency in February 2025, so there may be a tenant in placeTenanted at $495 a week to April 2027
Growth, 5 years79.4% total, about 12.4% a year51.5% to 57.7% total, about 9% a year51.5% total, about 8.7% a year51.5% total, about 8.7% a year

03Irymple · Near new, appraised at $610 a week

40 Milan Drive, Irymple

A 2022 brick home on 766m² in Irymple, 6km south of Mildura. Two living areas, double garage, nothing to do inside.

View the listing ↗MapStreet ViewListed with Barry Plant Mildura
Front
FrontFamily and diningKitchenBackyard and alfrescoMain bathroomEnsuiteFloorplan and site plan
$595,000 to $654,000Price guide
3 / 2 / 2Bed / bath / car
766m²Land
About 2022Built
5.6kmTo Mildura CBD
$610 a weekWritten appraisal, Barry Plant

Against your brief

Nearly
Price: Guide $595,000 to $654,000Up to $610,000, or $630,000 for the right home. Offers are in the low $600,000s. It needs to land at or under $630,000.
Meets
Rent: Written appraisal $610 a week$580 a week or more. Barry Plant Mildura, 24 September 2026. Clears your floor by $30. Market evidence is $545 to $590.
Meets
Built: About 20222000 or later. Near new, with the builder's structural warranty still running.
Meets
Land: 766m²600m² or more
Meets
Bedrooms: 3 bed, 2 bath4 preferred, 3 if rent clears $580. The written appraisal of $610 clears the $580 test for a 3 bed.
Meets
Flood and bushfire: ClearNo overlay on the lot. Not in a flood planning area. No bushfire overlay.
Meets
Location: Irymple, Mildura (about 52,000)Regional town of 25,000 or more. 5.6km from the Mildura CBD.
Meets
Growth: About 12.4% a year over 5 years8 to 10% a year. The strongest growth of the three.

Price what it should sell for

Guide$595,000 to $654,000
Our estimate$610,000 to $650,000Agent reports offers in the low $600,000s. We expect it to sell around $620,000. Comparable sales point to $610,000 to $650,000.
Modelled at$620,000Purchase prices are modelled conservatively, at where we expect the home to sell rather than the bottom of its guide. Once you select a home, we enter formal negotiations on your behalf and aim to buy below this figure.
Last saleLand bought for $169,000 in April 2021, house built after. Listed in 2023 and withdrawn unsold after 126 days.

Rent against your $580 floor

This home
Written appraisal, Barry Plant
$610
3 Claremont Dr, Irymple
$610
29 Palm Springs Dr, Mildura
$580
Automated estimate
$560
423 Ontario Ave, Mildura
$560
1019 Fifteenth St, Mildura
$550
94 Dyar Ave, Mildura
$530

Red line: your $580 a week finance floor.

Barry Plant Mildura's written rental appraisal, dated 24 September 2026, puts it at $610 a week. Market evidence sits at $545 to $590, and the only Irymple listing asks $610, so the appraisal sits at the top of the range. We model it at $610 and show $565 as the cautious case.

Tenancy: Owner occupied. Vacant at settlement. Needs a minimum standards check before it can be leased.

Comparable sales the evidence behind our estimate

AddressSoldDateBed / bath / carLandHow it compares
794 Sandilong Ave$690,000Mar 20263 / 2 / 2480m²Smaller block, top of range
15 Claremont Dr$655,000May 20263 / 2 / 2411m²Smaller block
1 Myrtle Ct$620,000Dec 20253 / 2 / 2710m²Closest match on size
2807 Eleventh St$579,000Mar 20263 / 2 / 21,020m²Larger block, build era unknown
427 Sandilong Ave$555,000Sep 20263 / 1 / 3584m²One bathroom, older stock

Recorded sales, Irymple 3 bed houses, December 2025 to September 2026. Median of the four 2 bath sales is $637,500. Irymple prices rose 14.6% in the last year, so the December sale would likely fetch more today.

The numbers forecast, before tax. Move the sliders to test it

80% loan, interest only. Two weeks a year vacancy. Management at 7% plus one week letting fee, the middle of what Mildura agencies charge (6% to 8.5%). $5,500 a year for rates, insurance and upkeep. Your own loan terms replace these once your broker confirms them.

Gross yield
Net, before tax
Cash to settle
$7,000 to $8,500Depreciation, year 1 (forecast only)
Rent, a week (2 weeks vacancy allowed)
Loan interest, a week
Property management, a week
Rates, insurance, upkeep, a week
Net a week, before tax
20% deposit
Stamp duty, Victoria
Legals, building and pest, searches$3,100
Cash to settle

Forecast only. Built about 2022, so the building can be claimed at 2.5% a year of its construction cost until about 2062. We have assumed a 2022 regional build cost of $1,600 to $2,000 per square metre for about 190m² including the garage. A quantity surveyor's schedule sets the actual figure. Fittings cannot be claimed because the home has been lived in. The tax saving is the deduction multiplied by your marginal tax rate.

Due diligence General Residential Zone (GRZ)

Clear

  • No flood planning area
  • No bushfire overlay
  • No heritage or character overlay
  • No high voltage lines
  • No flight paths within 1km
  • Crime score 15 out of 100
  • 0% public housing in the local area

Worth knowing

  • Easement on titleShown on the title record but not where it runs. The site plan shows nothing through the middle of the block. A title search confirms it before you sign.
  • Development Plan OverlayAn area-wide plan for the estate. It does not restrict renting the existing house.
  • Builder's warrantyAbout three years old, so the structural warranty is still running. We will confirm the completion date and builder.

Due diligence report, 2 October 2026. A title search before purchase confirms easements.

Insurance estimate

$1,800 to $2,300a year, landlord building and contents, $1,000 excess
Lowrisk rating · rebuild $480,000 to $550,000

Near new brick veneer, no flood or bushfire overlay, very low crime. The Victorian average for landlord cover is $2,248 a year (Canstar, March 2026). This one should sit about $200 under it. An estimate to guide the numbers, not a quote.

Condition from the photos and floorplan

Inside

KitchenNear new. Timber-look cabinets, marble-look bench, gas cooktop, canopy rangehood, walk-in pantry.
BathroomsTwo, both modern. Main has a bath and separate shower, with a separate toilet.
BedroomsMain 3.8 x 3.2m with walk-in robe and ensuite. Two more at 3.7 x 3.0m, both with robes.
LivingFamily room 6.1 x 4.2m open to the kitchen, plus a separate front living room 4.0 x 3.8m.
FinishesLarge format floor tiles, neutral paint, air conditioning.

Outside

ExteriorBrick veneer, Colorbond roof, black window frames.
ParkingDouble garage 5.9 x 5.5m with internal access.
FrontNew garden beds and lawn, still establishing.
RearCovered alfresco 4.5 x 3.0m. Large backyard, mostly bare soil.

Irymple the suburb

Satellite town about 6km south of Mildura, with 83% of homes owner occupied.

Median house price$778,000 (3 bed $613,000)Market data, Oct 2026
Growth, last year14.6%Market data
Growth, 5 years79.4% total, about 12.4% a yearMarket data
Growth, 10 years149.8% total, about 9.6% a yearMarket data
Median rent$540 a week, 3 bed $561Market data
Vacancy2.04%Market data
Days on market16 days, 3 bed housesMarket data, last 12 months
Owner occupied83%Property records
Local profileIRSAD 63 out of 100, 0% public housingABS Census 2021

Location what is nearby

ShopsIrymple town centre nearby. Mildura CBD and Mildura Central about 6 to 8km
SchoolsIrymple Primary, Irymple Secondary College and Mildura Senior College catchments
HospitalMildura Base Public Hospital, about 8km
WorkMildura Base Hospital, Mildura Rural City Council, horticulture and food processing across Sunraysia, Mildura CBD retail
TransportMildura Airport with direct flights to Melbourne. V/Line coaches to Swan Hill and Bendigo. No passenger train
StreetResidential estate street. No main road or electricity infrastructure on the lot

What happens next

  1. Inspection arranged through the selling agent.
  2. Section 32 review, including the easement location.
  3. Building and pest inspection, plus the builder's warranty certificate.
  4. Offer at or under $630,000, subject to finance and building and pest.

Settlement: The owner is moving for work and is open to about 30 days settlement, flexible.

04Mildura · Five bedrooms on 869m², quiet court

31 Golden Ash Drive, Mildura

A brick home built about 2000 on a large wedge block in a tree-lined court, 2.1km from the Mildura CBD. Two living areas, five bedrooms, vacant.

View the listing ↗MapListed with Ray White Mildura
Front
FrontFamily, kitchen and diningKitchenRear yardMain bathroomEnsuiteSite and floor plan
$599,000 to $658,000Price guide
5 / 2 / 2Bed / bath / car
869m²Land
About 2000 to 2002Built
2.1kmTo Mildura CBD
$570 a weekWritten appraisal, Ray White

Against your brief

Nearly
Price: Guide $599,000 to $658,000Up to $610,000, or $630,000 for the right home. It needs to land at or under $630,000. The agent indicates a sale within the guide is achievable.
Nearly
Rent: Written appraisal $570 a week$580 a week or more. $10 under the floor. Market evidence is $590 to $650. A question for your lender.
Meets
Built: About 2000 to 20022000 or later
Meets
Land: 869m²600m² or more. The largest block of the three.
Meets
Bedrooms: 5 bed, 2 bath4 preferred. Large family homes are scarce to rent in Mildura.
Meets
Flood and bushfire: ClearNo overlay on the lot. Not in a flood planning area. No bushfire overlay on the lot, though a neighbouring area carries one.
Meets
Location: Mildura (about 52,000)Regional town of 25,000 or more. 2.1km from the CBD, in a quiet court.
Meets
Growth: About 9% a year over 5 years8 to 10% a year

Price what it should sell for

Guide$599,000 to $658,000
Our estimate$620,000 to $660,000The agent indicates a sale within the guide is achievable. We expect it to land at $620,000 to $660,000 on the comparable sales, so $630,000 is the number to hold.
Modelled at$630,000Purchase prices are modelled conservatively, at where we expect the home to sell rather than the bottom of its guide. Once you select a home, we enter formal negotiations on your behalf and aim to buy below this figure.
Last saleSold for $436,000 in January 2022.

Rent against your $580 floor

This home
Written appraisal, Ray White
$570
8 Windfall Way (5 bed)
$650
Automated estimate
$650
32 Karalanza Dr
$620
33 Herston Dr
$620
23 Elphicks Way
$600
17 Lakepark Bvd
$590

Red line: your $580 a week finance floor.

Ray White's written appraisal came in at $570 a week on 7 October, $10 under your $580 floor. Market evidence is higher: 4 bed homes ask $590 to $620 and the only 5 bed listed asks $650. Whether $570 works is a question for your lender.

Tenancy: Vacant and rental compliant. Ray White can lease it from settlement.

Comparable sales the evidence behind our estimate

AddressSoldDateBed / bath / carLandHow it compares
41 Hunter St$590,000May 20265 / 3 / 2801m²Closest 5 bed on price
6 Myora Cres$550,000Feb 20265 / 1 / 1Not listedOne bathroom, older stock
51 Hunter St$714,000Feb 20265 / 3 / 2Not listedThree bathrooms
29 Eastside Dr$613,500Sep 20264 / 2 / 2623m²2010s 4 bed, smaller block
325 Eleventh St$595,000Sep 20264 / 2 / 2669m²4 bed, similar era

Recorded sales, Mildura 4 and 5 bed houses, February to September 2026. Most 5 bed sales at $740,000 to $840,000 are newer, larger homes on bigger blocks. Dated finishes and a carport pull this one toward the lower 5 bed and upper 4 bed sales.

The numbers forecast, before tax. Move the sliders to test it

80% loan, interest only. Two weeks a year vacancy. Management at 7% plus one week letting fee, the middle of what Mildura agencies charge (6% to 8.5%). $5,500 a year for rates, insurance and upkeep. Your own loan terms replace these once your broker confirms them.

Gross yield
Net, before tax
Cash to settle
$2,800 to $3,500Depreciation, year 1 (forecast only)
Rent, a week (2 weeks vacancy allowed)
Loan interest, a week
Property management, a week
Rates, insurance, upkeep, a week
Net a week, before tax
20% deposit
Stamp duty, Victoria
Legals, building and pest, searches$3,100
Cash to settle

Forecast only. Built about 2000 to 2002, so the building can be claimed at 2.5% a year of its original construction cost until about 2041. We have assumed a 2001 regional build cost of $700 to $900 per square metre for 158m², plus the carport and paving. A quantity surveyor's schedule sets the actual figure, and any later renovations by previous owners would add to it. Fittings cannot be claimed on a second-hand home. The tax saving is the deduction multiplied by your marginal tax rate.

Due diligence General Residential Zone (GRZ)

Clear

  • No flood planning area
  • No bushfire overlay on the lot
  • No heritage or character overlay
  • No design overlay
  • No high voltage lines
  • No flight paths within 1km
  • Quiet court, no main road

Worth knowing

  • Bushfire overlay nearbyThe lot itself is clear. A neighbouring area carries a bushfire overlay. This does not affect the home's insurance premium or its use as a rental.
  • Easement on titleLocation not shown. The wedge-shaped site plan shows nothing through the middle. A title search confirms it before you sign.
  • Dated finishesOriginal kitchen and bathrooms with blue laminate and border tiles. Clean and fine for renting. A light refresh later could lift rent and resale.
  • Carport, not a garageDouble carport with an automatic door. Slightly less appealing to tenants than a lock-up garage.
  • Heating and cooling ageDucted gas heating and evaporative cooling of about 25 years. We will ask for service history.

Due diligence report, 5 October 2026. A title search before purchase confirms easements.

Insurance estimate

$1,900 to $2,600a year, landlord building and contents, $1,000 excess
Low to moderaterisk rating · rebuild $380,000 to $470,000

No overlays and a quiet court, offset by 25 year old services, a carport and a crime score of 46 out of 100 for the area. About the Victorian average of $2,248 a year. An estimate to guide the numbers, not a quote.

Condition from the photos and floorplan

Inside

KitchenOriginal and tidy. White cabinets, blue laminate benches, gas cooktop, oven, dishwasher, pantry and breakfast bar.
BathroomsTwo plus a separate toilet, all original with border tiles. Clean.
BedroomsFive. Main at the front with walk-in robe and ensuite, the rest with robes.
LivingOpen family, kitchen and dining at the back, plus a separate front living room.
ComfortDucted evaporative cooling and ducted gas heating. Tiled living areas.

Outside

ExteriorRed brick veneer, concrete tile roof, front porch.
ParkingDouble carport with automatic door, drive-through driveway.
YardLarge wedge-shaped block, paved patio, gazebo, lawn and a concrete slab for a future shed.

Mildura the suburb

Regional city of about 52,000 on the Murray River, 540km from Melbourne. This pocket rates better than the other Mildura homes we reviewed.

Median house value$609,000, up 10.4% in 12 monthsMarket data, Oct 2026
Growth, 5 years51.5% to 57.7% total, about 9% a yearMarket data
Growth, 10 years122% total, about 8.3% a yearMarket data
Median rent$520 a week all houses, 4 bed $591Market data
Vacancy2.01%Market data
Days on market15 daysMarket data
Owner occupied61%Property records
Local profileIRSAD 35 out of 100, 6% public housing, crime 46 out of 100ABS Census 2021

Location what is nearby

ShopsMildura CBD and Mildura Central retail, about 2km
SchoolsMildura West Primary, Chaffey Secondary College and Mildura Senior College catchments
HospitalMildura Base Public Hospital
WorkMildura Base Hospital, Mildura Rural City Council, horticulture and food processing, CBD retail
TransportMildura Airport with direct flights to Melbourne. V/Line coaches to Swan Hill and Bendigo. No passenger train
StreetTree-lined court. No electricity infrastructure on the lot

What happens next

  1. Confirm with your broker whether CBA will accept $570 a week.
  2. Inspection arranged through the selling agent.
  3. Section 32 review, including the easement location and build year.
  4. Building and pest inspection, with the gas heater and evaporative cooler checked.
  5. Offer at or under $630,000, subject to finance and building and pest.

Settlement: The owner is an investor downsizing and wants about 30 days settlement, flexible.

05Mildura · Near new with a 70m² shed, walk to Mildura Central

94 Matthew Flinders Drive, Mildura

A brick home built about 2020 on 704m², with a 7 x 10m powered shed and zoned ducted heating and cooling. Compact inside at 94m², close to Mildura Central. It works for your brief only if the price lands low enough and the rent reaches $580.

View the listing ↗MapListed with One Agency Mildura
Front
FrontLiving and diningKitchenRear lawn and alfrescoShedMain bathroomFloorplan
$585,000 to $643,500Price guide
3 / 2 / 2Bed / bath / car
704m²Land
About 2020Built
Walk to Mildura CentralShops
$550 a weekMarket estimate

Against your brief

Nearly
Price: Guide $585,000 to $643,500Up to $610,000, or $630,000 for the right home. Comparable sales sit at $610,000 to $650,000. It works only at $610,000 or close to it.
To confirm
Rent: Market estimate $530 to $570$580 a week or more. Under the floor on the evidence. A written appraisal and the current lease have been requested.
Meets
Built: About 20202000 or later
Meets
Land: 704m²600m² or more. Plus a 70m² powered shed.
To confirm
Bedrooms: 3 bed, 2 bath4 preferred, 3 if rent clears $580. Works only if the appraisal confirms $580 or more.
Meets
Flood and bushfire: ClearNo overlay on the lot. Not in a flood planning area. No bushfire overlay.
Meets
Location: Mildura (about 52,000)Regional town of 25,000 or more. Walking distance to Mildura Central.
Meets
Growth: About 8.7% a year over 5 years8 to 10% a year

Price what it should sell for

Guide$585,000 to $643,500
Our estimate$610,000 to $650,000Comparable sales point to $610,000 to $650,000 and the guide runs past your $630,000 ceiling. We have modelled it at $610,000, the bottom of that range. It only works if the owner accepts a price at that level.
Modelled at$610,000Purchase prices are modelled conservatively, at where we expect the home to sell rather than the bottom of its guide. Once you select a home, we enter formal negotiations on your behalf and aim to buy below this figure.
Last saleLand bought for $110,000 in February 2019, house built after.

Rent against your $580 floor

This home
Market estimate
$550
29 Palm Springs Dr
$580
12 Lavender Ct
$570
Automated estimate
$560
423 Ontario Ave
$560
1019 Fifteenth St
$550
94 Dyar Ave
$530
6 Kilburn Ct
$520

Red line: your $580 a week finance floor.

Similar 3 bed, 2 bath homes in Mildura advertise at $495 to $580, mostly around $530, and an automated estimate puts it at $560. The shed lifts it a little, the 94m² interior holds it back. A written appraisal and the current lease amount have been requested from the agent.

Tenancy: Leased through One Agency in February 2025, so there may be a tenant in place. The current rent is not stated, and we have asked for it.

Comparable sales the evidence behind our estimate

AddressSoldDateBed / bath / carLandHow it compares
24 Flynn Dr$655,000Aug 20263 / 2 / 2687m²Similar block
2 Westwind Ct$650,000Aug 20263 / 2 / 2746m²Similar block
3 Josie Ct$630,000Sep 20263 / 2 / 2821m²Larger block
2 Wanera Way$630,000Sep 20263 / 2 / 2819m²Larger block
32 The Boulevard$610,000Sep 20263 / 2 / 2782m²Larger block
6 Kilburn Ct$593,000Aug 20263 / 2 / 2750m²Now advertised for rent at $520 a week

Recorded sales, Mildura 3 bed, 2 bath houses, August to September 2026. Median of the six is $630,000. Build era and shed size of each sale not yet checked.

The numbers forecast, before tax. Move the sliders to test it

80% loan, interest only. Two weeks a year vacancy. Management at 7% plus one week letting fee, the middle of what Mildura agencies charge (6% to 8.5%). $5,500 a year for rates, insurance and upkeep. Your own loan terms replace these once your broker confirms them.

Gross yield
Net, before tax
Cash to settle
$5,000 to $6,000Depreciation, year 1 (forecast only)
Rent, a week (2 weeks vacancy allowed)
Loan interest, a week
Property management, a week
Rates, insurance, upkeep, a week
Net a week, before tax
20% deposit
Stamp duty, Victoria
Legals, building and pest, searches$3,100
Cash to settle

Forecast only. Built about 2020, so the house and the shed can be claimed at 2.5% a year of their construction cost until about 2060. We have assumed a 2020 regional build cost of $1,500 to $1,800 per square metre for 126m² including the garage, plus about $30,000 for the shed. A quantity surveyor's schedule sets the actual figure. Fittings cannot be claimed because the home has been lived in. The tax saving is the deduction multiplied by your marginal tax rate.

Due diligence General Residential Zone (GRZ)

Clear

  • No flood planning area
  • No bushfire overlay
  • No heritage or character overlay
  • No high voltage lines
  • No flight paths within 1km
  • Residential estate street, no main road

Worth knowing

  • Rent against your floorEstimated $530 to $570 a week against $580. A brief question, not a property defect. The written appraisal decides it.
  • Easement on titleLocation not shown. The site plan shows nothing through the middle of the block. A title search confirms it before you sign.
  • Development Plan OverlayAn area-wide plan for the estate. It does not restrict renting the existing house.
  • Compact interior94m² inside, with the second and third bedrooms 2.78m wide and the laundry inside the garage. Fine for a couple or small family, limits the rent.

Due diligence report, 5 October 2026. A title search before purchase confirms easements.

Insurance estimate

$1,800 to $2,400a year, landlord building and contents, $1,000 excess
Low to moderaterisk rating · rebuild $340,000 to $420,000

Built about 2020 with no overlays, offset by the area crime score and a large shed that adds to the sum insured. About $150 under the Victorian average of $2,248 a year. An estimate to guide the numbers, not a quote.

Condition from the photos and floorplan

Inside

KitchenModern white cabinets, gas cooktop, oven, laminate bench, open to the living area.
BathroomsTwo, modern with dark floor tiles. Main has a bath and shower, ensuite has a shower with a niche.
BedroomsMain 3.3 x 3.2m with walk-in robe and ensuite. Two more at 2.8 x 3.9m with robes.
LivingOne open living and dining area 5.4 x 4.7m with timber-look floors.
ComfortZoned ducted reverse-cycle heating and cooling. Laundry sits inside the garage.

Outside

ExteriorBrick veneer, Colorbond roof, external blind on the front window.
Shed7 x 10m Colorbond shed with two roller doors, plumbed water and side access.
YardLawn, large paved area and covered alfresco. Low maintenance.
ParkingDouble garage plus shed access.

Mildura the suburb

Regional city of about 52,000 on the Murray River, 540km from Melbourne.

Median house price$654,000 (3 bed $596,000)Market data, Oct 2026
Growth, last year13.2%Market data
Growth, 5 years51.5% total, about 8.7% a yearMarket data
Growth, 10 years122% total, about 8.3% a yearMarket data
Median rent$501 a week all houses, 3 bed $497Market data
Vacancy2.01%Market data
Days on market14 days, 3 bed housesMarket data, last 12 months
Owner occupied61%Property records
Local profileIRSAD 23 out of 100, 5.7% public housing, crime 46 out of 100ABS Census 2021

Location what is nearby

ShopsMildura Central and the Homemaker Centre within walking distance
SchoolsMildura Primary, Chaffey Secondary College and Mildura Senior College catchments
HospitalMildura Base Public Hospital
WorkMildura Base Hospital, Mildura Rural City Council, horticulture and food processing, Mildura Central retail
TransportMildura Airport with direct flights to Melbourne. V/Line coaches to Swan Hill and Bendigo. No passenger train
StreetResidential estate street. No main road or electricity infrastructure on the lot

What happens next

  1. Written rent appraisal and the current lease amount from the agent. $580 or more keeps it in play.
  2. The owner's price expectation. It needs to land at $610,000 or close to it.
  3. Inspection arranged through the selling agent, if the first two land.
  4. Section 32 review, including the easement location and the exact build year.
  5. Building and pest inspection, with the shed included in the building cover.

Settlement: Not yet discussed with the agent.

06Mildura · Four bedrooms, built 2014, tenanted

22 Eastside Drive, Mildura

A 2014 brick home on 630m² with two living areas and a double garage, 2.4km from the Mildura CBD. Tenanted at $495 a week until April 2027.

View the listing ↗MapListed with One Agency Mildura
Front
FrontKitchenMain bathroomEnsuiteBackyardSide yard and patioFloorplan
$550,000 to $605,000Price guide
4 / 2 / 2Bed / bath / car
630m²Land
2014Built
2.4kmTo Mildura CBD
$495 a weekCurrent lease to April 2027

Against your brief

Meets
Price: Guide $550,000 to $605,000Up to $610,000, or $630,000 for the right home. We expect about $600,000. The same-street sale was $613,500.
To confirm
Rent: Lease $495 a week to April 2027$580 a week or more. Market rent is $560 to $600. Your lender decides whether the lease or market rent counts.
Meets
Built: 20142000 or later
Meets
Land: 630m²600m² or more
Meets
Bedrooms: 4 bed, 2 bath4 preferred
Meets
Flood and bushfire: ClearNo overlay on the lot. Not in a flood planning area. No bushfire overlay.
Meets
Location: Mildura (about 52,000)Regional town of 25,000 or more. 2.4km from the CBD.
Meets
Growth: About 8.7% a year over 5 years8 to 10% a year

Price what it should sell for

Guide$550,000 to $605,000
Our estimate$580,000 to $615,000The agent indicates the owners are targeting close to $600,000. The same-street sale at 29 Eastside Drive ($613,500, September 2026) supports the top of the guide.
Modelled at$600,000Purchase prices are modelled conservatively, at where we expect the home to sell rather than the bottom of its guide. Once you select a home, we enter formal negotiations on your behalf and aim to buy below this figure.
Last saleSold for $425,600 in February 2024, after 14 days on market.

Rent against your $580 floor

This home
Current lease to April 2027
$495
23 Elphicks Way
$600
17 Lakepark Bvd
$590
7 Leichhardt Dr
$580
Automated estimate
$570
1 Hector St
$560
1 Thames Pl
$540

Red line: your $580 a week finance floor.

The lease runs at $495 a week until April 2027, $85 under your $580 floor. Market rent for a 4 bed, 2 bath home here is $560 to $600. Your lender decides which figure counts: many assess a tenanted home on the lease in place, not on market rent. We have asked the agent for a written appraisal and a copy of the lease.

Tenancy: Tenanted at $495 a week to April 2027. In Victoria, rent can rise once every 12 months with 90 days notice, and not during a fixed term unless the lease allows it.

Comparable sales the evidence behind our estimate

AddressSoldDateBed / bath / carLandHow it compares
29 Eastside Dr$613,500Sep 20264 / 2 / 2623m²Same street, near identical. The key comparison
325 Eleventh St$595,000Sep 20264 / 2 / 2669m²Similar block
11 Karalanza Dr$751,000Aug 20264 / 2 / 2749m²Larger block, newer estate, top of range
1 Lockside Ave$485,000Sep 20264 / 1 / 2690m²One bathroom, older stock, bottom of range

Recorded sales, Mildura 4 bed houses, August to September 2026. Mildura 4 bed median is $653,111 across two market data sources.

The numbers forecast, before tax. Move the sliders to test it

80% loan, interest only. Two weeks a year vacancy. Management at 7% plus one week letting fee, the middle of what Mildura agencies charge (6% to 8.5%). $5,500 a year for rates, insurance and upkeep. Your own loan terms replace these once your broker confirms them.

Gross yield
Net, before tax
Cash to settle
$4,800 to $6,000Depreciation, year 1 (forecast only)
Rent, a week (2 weeks vacancy allowed)
Loan interest, a week
Property management, a week
Rates, insurance, upkeep, a week
Net a week, before tax
20% deposit
Stamp duty, Victoria
Legals, building and pest, searches$3,100
Cash to settle

Forecast only. Built 2014, so the building can be claimed at 2.5% a year of its construction cost until about 2054. We have assumed a 2014 regional build cost of $1,200 to $1,500 per square metre for 171m² including the garage. A quantity surveyor's schedule sets the actual figure. Fittings cannot be claimed because the home has been lived in. The tax saving is the deduction multiplied by your marginal tax rate.

Due diligence General Residential Zone (GRZ)

Clear

  • No flood planning area
  • No bushfire overlay
  • No heritage or character overlay
  • No design overlay
  • No easements in digital records
  • No high voltage lines
  • No flight paths within 1km
  • 1.6% public housing in the local area

Worth knowing

  • Lease at $495 a week$85 under your finance floor. We need the lease start, expiry, last increase date and whether a fixed term is running.
  • Local socio-economic profileIRSAD 16 out of 100 for the immediate area, in the bottom fifth nationally. Worth weighing for tenant quality and resale.
  • Crime score 46 out of 100Property crime runs at 78 per 1,000 people across Mildura. Not unusual for a regional city, noted for tenant and insurance purposes.
  • Title searchVictoria does not digitise every easement, so a title search is still needed before purchase.

Due diligence report, 5 October 2026. A title search before purchase confirms easements.

Insurance estimate

$1,900 to $2,500a year, landlord building and contents, $1,000 excess
Low to moderaterisk rating · rebuild $400,000 to $480,000

Built 2014 with no overlays, offset by the area crime score and a larger 171m² home. About the Victorian average of $2,248 a year. Loss of rent cover applies from settlement because a tenant is in place. An estimate to guide the numbers, not a quote.

Condition from the photos and floorplan

Inside

KitchenOriginal 2014 fit-out in good order. Timber-look cabinets, stone-look island, mosaic splashback, dishwasher.
BathroomsTwo, both original and clean. Main has a bath and separate shower, with a separate toilet.
BedroomsFour, from 3.0 x 3.6m to 3.6 x 4.0m. Main has a walk-in robe and ensuite, the others have robes.
LivingOpen kitchen, living and dining 7.8 x 6.6m, plus a separate lounge 3.5 x 4.5m.
ComfortDucted reverse-cycle heating and cooling throughout.

Outside

ExteriorCream brick veneer with rendered panels, concrete tile roof.
ParkingAutomatic double garage 5.8 x 6.0m.
YardLawn on two sides, rainwater tank, small 3.2 x 3.0m alfresco. Low-maintenance front garden.
TenantedTidy in photos. The property manager's latest routine inspection report would confirm condition.

Mildura the suburb

Regional city of about 52,000 on the Murray River, 540km from Melbourne.

Median house price$654,000 (4 bed $723,000)Market data, Oct 2026
Growth, last year13.2%Market data
Growth, 5 years51.5% total, about 8.7% a yearMarket data
Growth, 10 years122% total, about 8.3% a yearMarket data
Median rent$501 a week all houses, 4 bed $591Market data
Vacancy2.01%Market data
Days on market22 days, 4 bed housesMarket data, last 12 months
Owner occupied61%Property records
Local profileIRSAD 16 out of 100, 1.6% public housing, crime 46 out of 100ABS Census 2021

Location what is nearby

ShopsMildura CBD under 5km, about 2.4km by our measure
SchoolsMildura Primary, Chaffey Secondary College and Mildura Senior College catchments
HospitalMildura Base Public Hospital
WorkMildura Base Hospital, Mildura Rural City Council, horticulture and food processing, CBD retail
TransportMildura Airport with direct flights to Melbourne. V/Line coaches to Swan Hill and Bendigo. No passenger train
StreetResidential estate street. No main road or electricity infrastructure on the lot

What happens next

  1. Confirm with your broker how CBA treats a tenanted home: lease in place or market rent.
  2. Written appraisal and a copy of the lease from the agent.
  3. Inspection arranged through the selling agent, plus the property manager's latest inspection report.
  4. Section 32 review and title search.
  5. Building and pest inspection.
  6. Offer around $600,000, subject to finance and building and pest.

Settlement: The owners are investors selling. About 30 days settlement, flexible.

07The numbers side by side

What each one costs to hold.

Each home at the price we expect it to sell for and the rent we have evidence for today. Purchase prices are modelled conservatively. Once you select a home, we enter formal negotiations on your behalf and aim to buy below the modelled figure. The same model is used for all four, so the comparison is fair. Change any input inside a home's snapshot to test it.

Forecast, before tax40 Milan Drive31 Golden Ash Drive94 Matthew Flinders Drive22 Eastside Drive
These are forecasts, not promises. Every figure above holds only if the home sells at the price modelled, lets at the rent modelled, stays tenanted, and the loan comes in at 80% and 6.5%. Rent moves with presentation, management and the market. Management is modelled at 7% plus one week letting fee, and rates, insurance and upkeep are an allowance of $5,500 a year. Depreciation figures are forecasts built on assumed construction costs, not claims. A quantity surveyor's schedule sets what can actually be claimed, and the tax saving depends on your marginal rate. None of it is tax or financial advice. Your broker and accountant confirm the figures that apply to you.

08Where to from here

Three steps, then we move.

  1. Mildura is the market.

    Newer homes, blocks over 600m², five-year growth of 8.7% to 12.4% a year and rents that reach your floor, all inside your budget. A local property manager runs the home day to day, the same as any regional investment.

  2. Lock in the rent figure with your broker.

    40 Milan Drive clears your floor on a written appraisal. For the other three, your broker confirms which figure CBA works to, so we know exactly what each home needs.

  3. Which one first?

    Our suggestion is 40 Milan Drive, then 31 Golden Ash Drive, then 94 Matthew Flinders Drive and 22 Eastside Drive as their rent evidence lands. Tell us your order and we arrange the inspections through the agents, review the Section 32 and organise building and pest.

Your pre-approval runs to late October. The three owners we have spoken with are open to about 30 days settlement, so there is time to do this properly without rushing.