Tom Bolst
Lot 82. Kalymna Street (Fringelily Estate), Stawell, Vic 3380
$587,201 - Turnkey - Fixed Price
4 2 4
🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Stawell — Wotjobaluk, Jaadwa, Jadawadjali, Wergaia and Jupagalk Country
Stawell was founded during the Victorian gold rush following the discovery of gold at Pleasant Creek in 1853. It evolved from a chaotic mining camp into a substantial township, sustained by some of the world's deepest gold mines.
Today, Stawell functions as a major service centre for the Wimmera region and a residential base for the nearby Grampians National Park tourism industry.
Overall Score
6.5
A solid regional performer offering high yields and low entry costs but limited capital growth compared to major hubs.
Name Origin
Named after Sir William Foster Stawell, the Chief Justice of Victoria.
Established
1853
Stawell Gift
Home to Australia's oldest and richest footrace since 1878.
Science Hub
Hosts the Stawell Underground Physics Laboratory, 1km underground.
Gateway
Primary service town for the Grampians (Gariwerd) National Park.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
5
Steady demand from tree-changers and local workers, though price growth has moderated from the 2021-2023 peak.
Amenity
6
Good local services including a hospital, major supermarkets, and sports facilities, though high-end retail is limited.
Schools
6
Serviced by several primary schools and one secondary college; options are adequate but lack high-tier private competition.
Transport
4
Reliable V/Line rail access to Melbourne and Adelaide, though daily commuting to major cities is impractical.
Risk Profile
5
Moderate risk due to bushfire overlays in the west and historical mining-related land constraints.
Liveability
7
High for those seeking a quiet, community-oriented lifestyle with immediate access to world-class nature.
Demographics
5
An aging population with a high proportion of retirees and blue-collar workers in mining and agriculture.
Rental Demand
7
Strong demand driven by a shortage of quality modern housing for mine workers and essential service staff.
Growth Potential
6
Linked to the longevity of the gold mine and expansion of the underground physics lab and tourism.
Affordability
9
One of the most accessible markets in Victoria for first-home buyers and budget-conscious investors.
Crime & Safety
7
Generally safe regional environment, with crime rates typical of a large country town.
Walkability
5
The town centre is walkable, but residential pockets require a vehicle for most errands.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$415,000
Estimated March 2026
Gross Yield
5.8%
Highly attractive for investors
Days on Market
38 Days
Typical for regional VIC
Nature Access
20 mins
To Grampians National Park
Major Employer
Gold Mine
Stawell Gold Mines
Train to Melb
3.5 hours
V/Line service
✅ Key Advantages
- Exceptional entry-level affordability for first-home buyers.
- High rental yields significantly outperforming Melbourne metropolitan averages.
- Strong sense of community centered around local sports and the Stawell Gift.
- Proximity to the Grampians offers world-class hiking, climbing, and outdoor recreation.
- Stable employment base through mining, agriculture, and regional healthcare.
⚠️ Key Watch-Outs
- Limited capital growth potential compared to regional cities like Ballarat or Bendigo.
- Significant portions of the suburb are subject to Bushfire Management Overlays (BMO).
- Economic vulnerability if the Stawell Gold Mine were to cease operations.
- Aging housing stock requires careful inspection for structural and maintenance issues.
- Limited public transport within the town itself; car dependency is high.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Historic Regional
How this suburb feels day-to-day.
🏠 Property Types
Primarily weatherboard and brick veneer detached houses on large blocks.
Dominant dwelling stock.
💰 Price Range
$320k – $580k
Typical entry to ceiling.
💡 Why It Matters
Stawell offers a rare opportunity to enter the Victorian property market under $450k while maintaining access to essential services and a major regional employment base.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$415,000
$350k – $550k
🏢 Unit Median
$285,000
$240k – $320k
📈 Price Trend
+3.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $380pw, Units $290pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized after the post-pandemic regional surge, making it a low-volatility market for long-term holders.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
62% below Melbourne metro median
Price comparison
📋 Income Ratio
5.4x annual local income
Median price ÷ median income
💳 Gross Yield
5.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Stawell remains one of the most affordable townships in Victoria, providing a viable path to home ownership for low-to-middle income earners.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
19 days
Avg time on market
📈 Rent Growth p.a.
+6.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Mining contractors, hospital staff, and local agricultural workers.
💼 Investor Outlook
Strong cash-flow potential with very low vacancy rates. Capital growth is secondary to the immediate yield benefits.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.2%
1-Year Growth
+18.5%
3-Year Growth
+40.7%
5-Year Growth
📍 Growth Drivers
- Expansion of the Stawell Underground Physics Laboratory (SUPL).
- Continued investment in Grampians tourism infrastructure.
- Renewable energy projects in the surrounding Wimmera region.
- Ongoing demand for affordable housing as Ballarat/Bendigo become pricier.
⛔ Headwinds
- Slow population growth compared to coastal regional hubs.
- Limited diversification in the local economy.
- Rising insurance premiums in bushfire-prone zones.
🔮 5-Year Outlook
Expect steady, low-single-digit annual growth. The town will likely remain a yield-play rather than a high-growth speculative market.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below Melbourne crime rate
Relative comparison
Risk Categories
Property Crime: Medium
Assault: Low
Drug Related: Medium
📋 What to Check Locally
Check specific street data via the Crime Statistics Agency Victoria. Standard home security is usually sufficient.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks are the primary concern, specifically bushfire threat on the western fringe and localized flooding near Pleasant Creek.
🌊 Flood Risk
Low to Moderate; check the Land Subject to Inundation Overlay (LSIO) near creek lines.
🔥 Bushfire Risk
High Risk; many areas are within the Bushfire Management Overlay (BMO) due to proximity to the Grampians.
🏦 Insurance Impact
Premiums may be elevated for properties within the BMO or near historic mine shafts.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
GRZ1 - General Residential Zone
🔲 Overlays
BMO (Bushfire Management), LSIO (Inundation), HO (Heritage)
🏗️ Development Hotspots
Infill development near the town centre and small-scale subdivisions on the northern edge.
Overlays can significantly increase building costs due to required BAL (Bushfire Attack Level) ratings and drainage requirements.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
V/Line rail to Melbourne/Adelaide and local bus services.
🛍️ Amenity & Retail
Main street retail, Woolworths, IGA, and various local cafes.
🌲 Parks & Recreation
Central Park (home of the Stawell Gift) and Cato Park.
🏫 Schools
Stawell Primary, Stawell West Primary, St Patrick's, and Stawell Secondary College.
🏥 Healthcare
Stawell District Hospital provides emergency and acute care.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable regional community with a mix of multi-generational locals and newer arrivals seeking affordability.
💵 Median Income
$58,500 pa
🏠 Ownership
72% owner-occupied or mortgaged, 25% renting
🎂 Age Profile
Median age 47
🎓 Education
High proportion of vocational and trade qualifications.
📊 Age Distribution
The older demographic ensures a quiet atmosphere but suggests a need for healthcare-accessible housing.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on scientific research and tourism enhancement.
📈 Positive Impacts
- Stawell Underground Physics Laboratory bringing high-skilled workers.
- Western Highway upgrades improving freight and travel times.
- Grampians Peaks Trail boosting regional tourism spend.
📉 Negative Impacts
- Construction noise from highway works.
- Increased tourist traffic during peak holiday periods.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Ararat
Position
20 mins East
Price
Slightly more expensive
Lifestyle
Larger town, more retail, major prison employer.
Best for
Families wanting more amenities.
📍Halls Gap
Position
25 mins West
Price
Significantly more expensive
Lifestyle
Purely tourism and nature focused.
Best for
Holiday home buyers and lifestyle seekers.
📍Great Western
Position
10 mins East
Price
Similar
Lifestyle
Boutique wine village feel.
Best for
Lifestyle buyers wanting a rural village vibe.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Maryborough
VIC
6/10
Historic gold town with similar price points and rail links.
Castlemaine
VIC
8/10
Gold history, though Castlemaine is much further along the gentrification curve.
Ararat
VIC
6.5/10
Direct neighbor with similar economic drivers and housing stock.
Portland
VIC
6.5/10
Industrial/Regional base with high yields and low entry costs.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the low cost of living and the 'gateway' access to the Grampians, though some note the lack of youth entertainment.
★★★★☆
Community Spirit
It's a great place to raise kids if you like the outdoors. The Stawell Gift weekend is the highlight of the year.
Community
Events
★★★★★
Affordability
I could never afford a house in Melbourne, but here I have a 3-bedroom home on a quarter acre for under $400k.
Value
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties outside the Bushfire Management Overlay to save on insurance and future build costs.
- Look for older homes with solid 'bones' that can be modernized for immediate equity gain.
- Check the proximity to the Gold Mine; while a major employer, some may find the proximity a deterrent.
- Verify if the property is on a historic mining lease which may affect titles.
- Negotiate harder on properties that have been on the market for over 60 days.
❓ Questions to Ask the Agent
- Is this property located within a Bushfire Management Overlay (BMO)?
- Are there any known historical mine shafts or subsidence issues on or near the block?
- What is the current BAL (Bushfire Attack Level) rating for this site?
- Has the property had a recent termite inspection (essential for regional weatherboards)?
- What is the current zoning and are there any heritage constraints on renovations?
- Is the property connected to town sewerage and gas?
🏷️ Seller Strategy
- Ensure gardens are tidy; street appeal is vital in a market with many similar weatherboard options.
- Highlight energy efficiency features to appeal to cost-conscious regional buyers.
- Provide a clear Section 32 that explicitly addresses any mining or bushfire overlays.
- Target investors by providing a current rental appraisal showing the high yield potential.
📣 Positioning Tips
Position the property as a low-maintenance lifestyle choice or a high-yield investment 'set and forget' opportunity.
💼 Investment Case
High-yield regional play with low vacancy.
⚠️ Investment Risks
Limited capital growth and economic concentration in mining.
📈 Action Plan
- Target 3-bedroom houses near the hospital or town centre.
- Ensure the property meets all minimum rental standards for Victoria.
- Budget for higher insurance if in a bushfire zone.
- Consider short-term rental (Airbnb) potential given the Grampians proximity.
🔑 Renter Tips
- Apply quickly as quality rentals are snapped up by mine contractors.
- Look for properties with split-system heating/cooling for the Wimmera climate.
🏘️ What Renters Love Here
Very affordable rent compared to city living.
⚠️ Renter Watch-Outs
Older homes can be poorly insulated and expensive to heat in winter.
🏢 Landlord Strategy
- Maintain the heating systems religiously; it's a top tenant priority here.
- Consider long-term leases for essential service workers.
📋 Compliance & Management
Strict adherence to Victorian rental safety checks (gas/electrical) is mandatory every 2 years.
🤝 Agent Insights
- The market is currently driven by out-of-area investors looking for yield.
- Local buyers are sensitive to interest rate movements more than metro buyers.
🎯 Marketing Angles
The 'Grampians Lifestyle' and 'Mortgage-Free Potential'.
👤 Target Buyer Profile
Retirees, first-home buyers, and yield-focused investors.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify Bushfire Management Overlay status via VicPlan.
✓
Check Land Subject to Inundation Overlay (LSIO) for flood risk.
✓
Conduct a thorough structural inspection for regional weatherboard issues.
✓
Review the Section 32 for any mining-related encumbrances.
✓
Confirm proximity to the Stawell Gold Mine operations.
✓
Assess the condition of fencing (important for regional pets/livestock).
✓
Check local school catchment boundaries.
✓
Verify V/Line schedule reliability for commuting needs.
✓
Obtain multiple insurance quotes to check for 'risk loading'.
✓
Inspect the roof and gutters for debris and rust.
✓
Check for evidence of rising damp in older brick foundations.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 ngshire.vic.gov.au
🔗 mapshare.vic.gov.au
🔗 crimestatistics.vic.gov.au
🔗 abs.gov.au
🔗 planning.vic.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-13. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent due diligence and consult with professionals before making any property purchase.
