2/39-41 Victoria Street, Box Hill VIC 3128

Quiet Box Hill townhouse | 168m² strata lot | 2-bed config with upside | Strong comparable at $823k This property sits in a small strata complex where a near-identical unit sold for $823,000 in late 2024, giving the buyer a rare price anchor in a market where comparable sales are often absent. The 168m² lot is generous for a unit and the low-rise townhouse-style configuration offers a land component that apartments lack. For a young family or downsizer, the combination of Box Hill High School zoning, quiet garden positioning, and walkable access to the train and shops creates a use profile that competes with houses at half the price. The rental estimate of $645 per week implies a gross yield near 4%, which is solid for this corridor and supports an investor hold strategy. The bedroom count discrepancy across listings is a real inspection risk—if the third bedroom is a study or unapproved conversion, the buyer loses bargaining power at resale. The 1993 purchase history on the comparable sale shows long-term capital growth, but the recent $725,000 sale in the same complex suggests price softening at the lower end of the complex. The buyer should treat this as a hold-and-enjoy property rather than a short-term flip, using the school zone and land component as the primary value levers. If the configuration confirms at 2 bedrooms, the price should reflect a discount to the $823k comparable.