201/1455 High Street, Glen Iris VIC 3146

Price confidence weak | rental yield strong if held | boutique block less liquid | 75sqm limits finance | study nook not a third room The core risk here is pricing: the indicative range sits above the June 2022 sale price of $800,000, and the market has softened since then, meaning a buyer could overpay by $25,000 to $50,000 if they accept the upper end without discounting. The rental yield of 5.11% is genuine and rare for a boutique apartment in Stonnington offering FTTP and two car spaces, which positions this property reasonably for an investor who plans to hold through a flat cycle, but the 75 square metre floor area and lack of a true third room limit capital growth potential relative to larger units in the precinct. This is a hold for yield, not a trade for short-term gain. Competitively, the covered terrace, marble kitchen, and floorboards give this apartment a finished quality that competes directly with newer builds in Malvern and Armadale, but without the premium price tag those suburbs command. For a downsizer who values privacy and low maintenance, this is a sound choice; for a first-home buyer, the 75 square metres and single bathroom for guests may feel cramped. The strongest play is to negotiate firmly toward the low end of the range, relying on the 2022 sale as a ceiling, and then lease it immediately to capture the yield while waiting for the market to recover. Your next step is to request a building defects report and a rental appraisal from a local agent before any offer.