13A Tibbles Street, Beaumaris VIC 3193

New townhouse | Beaumaris golf belt | 4 bed, 3.5 bath | 386sqm land | private positioning This property occupies a rare position in Beaumaris’ tightly held Sandbelt pocket, where new townhouses on freestanding land are uncommon. The configuration—four bedrooms with three and a half bathrooms—gives it genuine family depth, and the land size is generous for a townhouse, offering a garden footprint that most newer builds in the area lack. Being between Royal Melbourne and Victoria Golf Clubs gives it a distinct demand pool: downsizers from larger homes in the golf precinct, and professional families wanting the school catchment without a full house renovation. The buyer advantage here is scarcity of supply in this micro-location, not just the suburb. The main risk is price discovery. With no direct comparable sales for 13A itself and a wide gap between the view.com.au estimate and the adjacent land parcel, the buyer carries the burden of setting the market. The Expressions of Interest process means you compete against motivated buyers who may overpay for the new-build finish. That said, the low rental yield (2.9%) confirms this is an owner-occupier market, so holding costs are higher if you do not move in. The commercial logic is to secure it at or below the $2.2M–$2.3M range, then treat it as a long-term family hold—renovation risk is zero, and the golf belt positioning will hold value through cycles.