4 Salem Avenue, Oakleigh South VIC 3167

New luxury on 615sqm | premium pocket | last-year build price premium | land-to-house ratio tightens value floor The $1.2 million land value uplift over eighteen months reflects a market that priced raw dirt before construction was complete. That premium on a 429 square metre house on 615 square metres means the buyer is paying near-top-of-cycle new build pricing without time tested depreciation or landscaping maturity. If lending conditions tighten or comparable new builds enter stock this pocket could see price discovery go sideways. The commercial logic rests on holding for five years or living in it; flipping within two carries thin margin given the entry point. The plain judgment call is a walk in if the buyer is going to occupy, with eyes open on exit timing. What is competitively strong is the sheer rarity of a completed 2025 build on a full 615 metre lot in Oakleigh South. The median days on market at twenty six tells you this pocket absorbs stock fast. The two level floorplan with five bedrooms and dedicated study positions it well against the trading up family cohort who are priced out of Bentleigh East. For a buyer who values move in readiness, school zoning certainty and a house that will not need structural spend for a decade, this property represents a risk compressed option in a rising corridor. one comparable sale in the immediate pocket sold at $1.95 million four months ago on a similar land size with an older build, meaning this new house commands roughly a ten percent premium for its age alone. The inference is the buyer is paying for newness and floorplan efficiency, not land speculation. Follow through on a building and pest inspection within your cooling off window; that independent verification of the custom fit out quality is the final filter before commitment.