26 Riversdale Drive, Werribee VIC 3030 Buyers Report
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1. PROPERTY SNAPSHOT
| Address | 26 Riversdale Drive, Werribee VIC 3030 |
| Bedrooms | 5 |
| Bathrooms | 4 |
| Parking | Triple garage |
| Land Area | 932 m² |
| Building Area | ~300 m² |
| Year Built | 2013 |
| Features | Pool, home theatre, multiple living zones |
| Last Recorded Sale | $910,000 (2014) |
| Current Listing Guide | $1,400,000 – $1,500,000 |
2. PROPERTY OVERVIEW
26 Riversdale Driv is a large 5 bedroom family residence positioned in one of Werribees more established residential streets. Built in 2013, the home offers a scale and configuration that is uncommon within the suburb – combining a 932 m² allotment, four bathrooms, a triple garage, pool, and home theatre in a single property.
The land area is the most significant physical differentiator. While most Werribee residential lots range between 400 m² and 650 m², this property sits on nearly 1,000 m², providing a substantially larger footprint, greater privacy, and a more expansive outdoor environment. The property also benefits from its position along the Werribee River corridor, which adds outlook and lifestyle amenity that standard suburban streets cannot offer.
Together, these attributes place the property in a distinct upper segment of the local market – one that attracts a different buyer profile from the typical Werribee purchaser.
3. LOCATION AND SUBURB
Werribee is a well-established suburb within Melbourne’s wester n growth corridor, approximately 32 km from the CBD. The Werribee rail line provides direct city access, and the suburb is supported by strong local infrastructure including Werribee Mercy Hospital, Victoria University Werribee campus, and the Pacific Werribee retail precinct.
Riversdale Drive itself is one of the more desirable residential streets in the suburb, characterised by larger allotments, established homes, and proximity to the Werribee River parkland and trail network. This riverside settin creates a noticeably different living environment compared with the newer housing estates that dominate much of Werribee’s surrounding growth areas.
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4. MARKET CONTEXT
| Segment | Typical Price Range |
| Suburb median house price | ~$655,000 – $680,000 |
| Standard 4-bedroom established home | $750,000 – $950,000 |
| Large homes on substantial land | $1,000,000 – $1,300,000+ |
The subject property sits well above the suburb median. This is consistent with its size, configuration, and location, but it also means the available buyer pool is smaller and transaction evidence in this segment is limited. Properties priced above $1.4 million in outer metropolitan Werribee represent a thin segment of the market, and this is a relevant consideration when assessing likely sale outcomes.
5. COMPARABLE SALES
The four most relevant recent sales identified within Werribee are summarised below. Each has been assessed and adjusted to account for differences in land size, bedroom and bathroom count, building size, and river corridor positioning relative to the subject property.
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| Address | Sale Date | Bed | Bath | Land | Sale Price | Adjusted Value |
| 9 Riversdale Drive | May 2025 | 4 | 2 | 690 m² | $806,000 | ~$1,251,000 |
| 5 Riversdale Drive | Aug 2025 | 4 | 2 | 600 m² | $785,000 | ~$1,315,000 |
| 1 Persimmon Place | Dec 2025 | 5 | 2 | 737 m² | $930,000 | ~$1,315,000 |
| 8 Belmarino Court | Feb 2026 | 5 | 2 | 938 m² | $1,070,000 | ~$1,276,000 |
The two Riversdale Drive sales are the strongest locational match, being on the same street. The Belmarino Court sale carries the most weight in this analysis – it is the most recent transaction, its land area of 938 m² is almost identical to the subject property, and it provides the most direct size comparison available in the current evidence set. The Persimmon Place sale confirms the five-bedroom price level for a larger home in the suburb.
After applying consistent adjustments across all four comparables, the evidence points to an indicative market value range of $1,250,000 – $1,320,000.
6. VALUATION SUMMARY
| Approach | Indicated Range | Notes |
| Comparable sales (primary) | $1,250,000 – $1,320,000 | Based on four adjusted recent sales |
| Historical sale indexed | $1,460,000 – $1,760,000 | 2014 sale of $910,000 grown at 4–5.5% p.a. – reference only |
| Current listing guide | $1,400,000 – $1,500,000 | Vendor’s stated price expectation |
The comparable sales approach carries the greatest weight as it reflects what buyers have actually paid in the current market. The historical indexed figure is included as a directional cross-check only – over a twelve-year period, small differences in assumed growth rates produce large variations in outcome, making this a less reliable anchor.
The listing guide of $1,400,000 – $1,500,000 sits above the comparable evidence range by approximately $80,000 – $250,000. The available sales data does not fully explain this gap. The property’s premium features – pool, home theatre, entertainment fit-out, and river positioning – are real value contributors that the comparable set only partially captures. Buyers should note this gap and consider obtaining a formal valuation or engaging a buyer’s agent with full database access before finalising their assessment.
Reconciled Indicative Market Value Range
| Based on comparable sales evidence | $1,250,000 – $1,350,000 |
7. KEY VALUE FACTORS
| Positive Factors | |
| Land area | 932 m² – significantly larger than the Werribee typical allotment of 400–650 m² |
| Dwelling size | ~300 m² of internal floor area across five bedrooms and four bathrooms |
| Garage | Triple garage – above suburb standard |
| River corridor | Outlook and lifestyle amenity not available in standard suburban streets |
| Features | Pool, home theatre, and entertainment spaces add functional value for the target buyer |
| Construction age | 2013 build reduces near-term capital expenditure risk |
| Considerations | |
| Market liquidity | Above $1.4M is a thin buyer segment in outer metropolitan Werribee |
| Comparable evidence | Adjusted sales data currently supports a range below the listing guide |
| River boundary | May attract flood overlay or waterway setback planning controls – requires separate investigation |
8. RENTAL ESTIMATE
| Estimated weekly rent | $700 – $780 per week |
| Estimated annual rent | $36,400 – $40,600 |
| Indicative gross yield (at $1,300,000) | 2.8%-3.1% |
This is a gross estimate only and does not account for vacancy, management fees, maintenance, or holding costs. A formal rental appraisal from a licensed property manager should be obtained before making any assessment of investment income potential.
9. DUE DILIGENCE ITEMS
| Item | Why It Matters for This Property |
|---|---|
| Flood and inundation overlay | The property sits on the Werribee River corridor. Wyndham City Council maps show flood and land subject to inundation (LSIO) overlays affecting riverside properties in this area. Confirm the exact overlay boundary and whether it encroaches on the usable rear yard or any existing structures. |
| Waterway corridor setback | Properties adjoining the Werribee River are subject to waterway setback controls under the Wyndham Planning Scheme. These can restrict future building works, extensions, or structures within a defined distance of the river boundary. Clarify the setback distance and what it rules out before purchase. |
| Section 32 — rear boundary | Given the river frontage, the rear title boundary should be examined carefully for any Crown land interface, drainage reserve, or public access easement that may affect the effective land area or privacy of the rear yard. |
| Building inspection — pool and entertainment areas | A property of this age with a pool, home theatre, and multiple living zones warrants specific inspection of pool structure and compliance certification, waterproofing in wet areas across four bathrooms, and any secondary structures or pergolas for council approval status. |
| Garage and driveway compliance | A triple garage on a standard residential allotment should be confirmed as council-approved. Check the Section 32 for any outstanding building permits or orders relating to the garage or any later additions to the property. |
| Comparable sales verification | The available evidence set for five-bedroom homes above $1.3M in Werribee is thin. A registered valuer or buyer’s agent with full VicSmart and sales database access should be engaged to confirm whether any additional transactions exist that are not captured in public records. |
10. MARKET CONDITIONS OUTLOOK
The scenarios below are illustrative only, based on historical suburb growth rates. They are not a forecast, guarantee, or investment advice.
Illustrative Price Scenarios – Starting Value $1,300,000
| Scenario | Annual Growth | 1 Year | 3 Years | 5 Years |
| Conservative | 3% p.a. | ~$1,339,000 | ~$1,421,000 | ~$1,507,000 |
| Base Case | 5% p.a. | ~$1,365,000 | ~$1,505,000 | ~$1,659,000 |
| Optimistic | 7% p.a. | ~$1,391,000 | ~$1,593,000 | ~$1,825,000 |
What Could Drive Growth
- Wyndham’s 15,000–18,000 new residents per year are maturing into upgraders – and this property’s configuration is the direct upgrade target for that cohort
- New estates are delivering 300–400 m² lots – a 932 m² riverside allotment in an established street cannot be recreated in new supply
- Comparable evidence above $1.3M is thin – a handful of strong results could move the segment ceiling quickly
What Could Constrain Growth
- Prolonged elevated interest rates hit the premium outer suburban segment harder than median-priced stock
- Purchasing above evidenced market value reduces effective returns across all growth scenarios
- Resale liquidity above $1.4M in Werribee is thinner than at the suburb median – a short resale horizon carries more risk in this segment
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