Bonshaw, Ballarat investment case study
How Aurelian helped an interstate investor secure a titled 400sqm land opportunity with a full-turnkey 4 bedroom home in Bonshaw, balancing affordability, tenant demand and long-term Ballarat growth fundamentals.
Total package
$635,000
Estimated gross yield
4.0%–4.2%
Vacancy range
Approx. 1.8%–2.0%
Investor Situation
Interstate investor looking for affordability, land size and long-term growth
The investor had a budget around $630,000 and wanted a new-build investment property that did not force them into a tiny land parcel or weak rental product.
Ballarat was selected because it allowed the investor to secure a decent land size, a family-friendly house design and a full turnkey product at a price point that was harder to achieve in many parts of metropolitan Melbourne.
The final opportunity was located on Kardinia Street, Bonshaw: 400sqm titled land, a 4 bedroom single-storey home, 2 bathrooms, 2 garage spaces and full turnkey inclusions.
Aurelian View
This was not the highest-yielding deal. It was the best balanced deal.
The estimated rental yield of around 4.0%–4.2% was not the highest available in regional Victoria. But the deal balanced affordability, titled land, a larger lot, tenant appeal, school access, amenity access and long-term Ballarat growth fundamentals.
Key reason:
Bonshaw gave the investor a practical family-style rental product with strong value-for-money at the $635k total package level.
Investment Snapshot
Deal summary
Location
Kardinia Street, Bonshaw
Investor type
Interstate investor
Property type
Single-storey full-turnkey dwelling
Land size
400sqm
Build size
Approx. 182sqm
Configuration
4 bed / 2 bath / 2 garage
Land status
Titled
Energy rating
7-star energy rating
Land price
$285,000
Build price
$350,000
Total package
$635,000
Estimated rent
$490–$515 per week
Estimated gross yield
4.0%–4.2%
Vacancy range
Approx. 1.8%–2.0%
Product Fit
Why the 4 bedroom layout worked for the investor
The floorplan offered a practical family configuration: 4 bedrooms, 2 bathrooms, double garage, separate lounge, open-plan family and meals area, walk-in pantry and full turnkey finish.
For a rental property, this matters. A family-friendly layout can appeal to tenants who want space, separation and functionality — not just the lowest weekly rent.
The 7-star energy rating also improves the long-term quality of the product and supports a stronger tenant appeal compared with older or lower-spec homes.
Suburb Comparison
Why Bonshaw was selected over nearby alternatives
Bonshaw
SelectedBonshaw offered the best balance between land size, affordability, Ballarat CBD access, Delacombe Town Centre proximity and tenant appeal.
Winter Valley
ComparedWinter Valley was reviewed for affordability and growth, but Bonshaw provided a slightly stronger location fit for this investor’s brief.
Sebastopol
ComparedSebastopol offered affordability, but the product and long-term owner occupier appeal did not align as strongly with the investor’s strategy.
Delacombe
ComparedDelacombe had strong amenity appeal, but Bonshaw delivered better value for a 400sqm titled land opportunity with a full-turnkey build.
Investor Concerns
What the investor needed to solve
Keeping the total investment around the $630k budget range.
Securing a decent land size rather than compromising into a small lot.
Finding a tenant-friendly 4-bedroom design with long-term resale appeal.
Balancing rental yield with future growth fundamentals.
Avoiding an overhyped location with weak value for money.
Getting titled land to reduce settlement and timing uncertainty.
What Aurelian Did
How the opportunity was filtered
Compared Bonshaw against Winter Valley, Sebastopol and Delacombe.
Filtered for titled land, land size, turnkey inclusions and tenant appeal.
Checked the total completed cost rather than only the advertised package price.
Prioritised proximity to Ballarat CBD, Delacombe Town Centre, schools and daily amenities.
Selected a 4 bed, 2 bath, 2 garage configuration suitable for families and long-term renters.
Focused on a balanced outcome: affordable entry, decent yield and long-term Ballarat growth exposure.
Risk Assessment
Why this was treated as balanced, not aggressive
The estimated yield sits around 4.0%–4.2%, which is not the top of the regional market. But stronger yield alone was not the only objective.
A higher-yielding product may have required compromising on location, land size, resale depth or tenant profile. In this case, Bonshaw offered a more balanced risk profile for an interstate investor who wanted both income and long-term fundamentals.
The titled land also reduced timing uncertainty, which matters for investors trying to avoid extended settlement or construction delays.
Final Outcome
A full-turnkey Bonshaw investment with practical tenant appeal
The investor secured a full-turnkey single-storey home on 400sqm of titled land in Bonshaw, with landscaping, driveway, letterbox and clothesline included.
The selected product delivered a practical family floorplan, enough land size to maintain resale appeal and a location that benefits from proximity to Ballarat CBD, Delacombe Town Centre, schools and everyday amenities.
This is the type of deal Aurelian considers balanced: not the cheapest, not the highest yielding, but aligned with the investor’s budget, risk profile and long-term property strategy.
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Disclaimer: This case study is provided as a general, anonymised investment scenario based on buyer requirements, property details and market filtering logic. It does not constitute financial, legal, tax, property or investment advice. Property prices, rents, yields, vacancy rates, availability, build costs and investment outcomes can change.