24/437 Ballarat Road, Sunshine VIC 3020

Flood overlay present | recent resale suggests soft demand | unit at $259k prices tighter than comparable stock | rental yield moderate at best. Valuations cluster near $230,000 to $246,000, yet the seller is asking $259,000, which is roughly 13% above the most credible estimate. The flood overlay adds insurance cost and buyer resistance, likely suppressing future capital growth relative to dry-zoned units. Rental income of $320–$350 weekly supports holding costs but leaves little margin after outgoings. This is a borderline hold — fine for a cash buyer seeking defensive yield, but not one where leverage will accelerate returns. What is competitive here is the secure car space and proximity to Victoria University and public transport, which supports steady tenant demand from students or workers on a budget. The interior is functional but not exceptional — split system heating and cooling and built-in robes are standard. This unit suits a first-home buyer or a conservative investor who values low entry price over growth potential. Before proceeding, a flood risk certificate from Brimbank Council and a body corporate sinking fund statement will confirm whether the purchase price is actually a discount or a liability in disguise.