2121 Mt Buller Road, Merrijig VIC 3723

Merrijig acreage | 3-5 bed config | bushfire overlay | 90%+ owner-occupied street The property’s primary buying case rests on its rare combination of a 4,100m² lot in a long-established owner-occupied street, with a building envelope that has clearly been expanded or is expandable—the conflicting bedroom counts signal renovation potential rather than data error. For a buyer seeking a Merrijig foothold with space to reconfigure or extend, this offers a land position that nearby comparables (2115 Mt Buller Rd, sold $955k in 2021) suggest has appreciated significantly, while the current asking sits well above the estimated $790k–$900k range, implying the seller is pricing for the land’s future use, not the house’s current state. It best suits a buyer comfortable with a bushfire-prone zone and willing to verify the true floor plan via inspection, as the 178m² building size and 4% coverage indicate room for addition. The risks are material: the bushfire and flood overlays will raise insurance costs and may limit financing options, while the configuration uncertainty means a buyer could discover the house is effectively a 3-bedroom with a converted garage or unfinished extension. The opportunity lies in the street’s demographic stability—85% long-term residents—and the absence of heritage controls, which allow for a straightforward renovation or knock-down rebuild. Hold this property as a medium-term land bank in a tightening Merrijig market, or use it as a weekend retreat with rental yield around 3.3% if the lower bedroom count is confirmed.