2/4 Enderly Avenue, Reservoir VIC 3073

| Auction price uncertainty | Comparable sales data missing | Park-front position strength | Modern build, moderate land size | This property carries two structural disadvantages for a buyer. The first is auction pricing risk: the price guide sits below most automated estimates, which signals either a conservative vendor reserve or data that has not yet caught up with market movement. Without disclosed comparable sales data within a 2km radius from the last six months, you cannot validate whether the guide aligns with actual recent transactions. The second is the 163m² lot with 102m² of building — a genuinely efficient footprint, but one that leaves no room for value-adding through extension or subdivision. What you gain is a low-maintenance, modern townhouse on a park frontage with uninterrupted views, a feature that commands a premium in Reservoir. Your judgment call is straightforward: buy this only if you intend to occupy or rent it long-term, not for capital growth through land leverage. What is competitively strong here is rarity. A 2023-built townhouse with two dedicated parking spaces, two full bathrooms, and direct park frontage is not common in this price bracket. The NBN Hybrid Fibre Coaxial and 5G coverage are secondary but practical differentiators for remote workers. The zoning into William Ruthven Secondary College and proximity to a primary school strengthens the buyer pool for future resale, which supports holding this property. It serves best a couple or small family seeking a turnkey home with little renovation risk and strong amenity adjacency. The next step is to request the vendor provide a completed statement of information with those six comparable sales; without that, your bid at auction carries blind risk.