23/99-109 Creswick Street, Footscray VIC 3011

1970s brick unit | flood overlay | Footscray edge This property sits below the Footscray median by a clear margin, making it one of the more affordable two-bedroom entries in a market where 62% of residents rent. The 60-square-metre floorplan with built-in robes and floorboards is functional for a first-home buyer or an investor targeting the rental pool, and the single open car space adds practical appeal in a dense suburb. Being part of a 25-unit complex on a 1440-square-metre land holding gives the buyer a long-term site revaluation angle, though that is contingent on collective owner action. The detected flood overlay is the primary risk, and it will limit finance options and push up insurance costs. The 38% auction clearance rate and 45-day average days on market suggest softening demand, so the buyer should not chase the asking range. Opportunity lies in negotiating below the $345,000–$379,000 bracket, using the overlay and low clearance rate as leverage. Hold this property as a steady rental with moderate capital growth, or sell into the next upswing if the land component becomes actionable.