13 Goodwood Street, Surrey Hills VIC 3127
13 Goodwood Street, Surrey Hills VIC 3127
Large family block | five-bedroom depth | premium eastern-suburb address | school-catchment pull | owner-occupier market
This house holds a genuine competitive edge in Surrey Hills because of its rare combination of five bedrooms, three bathrooms, and an 819 m² block. Most family homes in this pocket trade as three or four bedrooms on roughly 650–750 m², so the extra bedroom and the additional land push it above the typical benchmark. The configuration suits an upgrader or a long-hold family buyer who wants room to spread out without moving again in five years. Being inside the Camberwell High catchment adds real weight for that buyer group, and the established, leafy streetscape reinforces the sense of a settled, prestige location. This is a property that should attract genuine owner-occupier interest rather than investor attention, which tends to keep demand steady and quality-driven.
The value picture may hinge on how the interior condition compares with the land size. A five-bedroom house on 819 m² is inherently scarce, so the block alone supports a strong price position. However, the absence of a full finish specification means the buyer should weigh whether the current presentation matches the asking level or whether a renovation budget might be needed. The 1994 sale history hints at a longer-held property, which could mean original or partially updated interiors. That uncertainty might affect how much a buyer is willing to commit, particularly if comparable renovated houses present more polished. The low rental yield typical of this suburb also suggests the price is driven by lifestyle and school access rather than income return, so the buyer should be comfortable with that trade-off.
|| Comparable Sales: 15 Goodwood Street sold $1.4M in 2010; 34 Glendale Street sold 2021 on 704 m² | Property Price Band: $1.8M–$1.9M | Value Drivers: land size, bedroom count, school catchment, presentation condition
Detailed Independent Property Report prepared by PropCred Analyst team for 13 Goodwood Street, Surrey Hills VIC 3127
Checks found:
Value Risk
Liquidity Risk
2
Planning Risk
Income Risk
Execution Risk
1
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Market Insight
Surrey Hills is an inner-east Melbourne suburb anchored by strong transport links and top school catchments, with demand concentrated among families, downsizers, and professionals seeking period homes and leafy streetscapes. House values sit at a median near $2.2 million, though annual growth is mixed: recent indicators range from a 0.25% decline to 3.2% growth, while the quarterly REIV figure fell 6.4%. Units are more affordable, with medians from $847,500 to $945,000 and annual growth between 1.1% and 8.3%. Houses spend roughly 31–59 days on market, reflecting a moderately balanced market, while gross rental yields are low for houses at about 2.1% and higher for units at 3.3–4.0%. Demand drivers remain consistent: school quality, period housing, and connectivity underpin buyer interest. Key constraints are high entry prices and affordability, with sales volumes down 7.6% for houses and 15.7% for units year on year, and auction clearance rates at 69.2% indicating selective buyer activity.
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PropCred Estimated Value
Comparable Sales: 15 Goodwood Street sold $1.4M in 2010; 34 Glendale Street sold 2021 on 704 m² | Property Price Band: $1.8M–$1.9M | Value Drivers: land size, bedroom count, school catchment, presentation condition
Bedrooms
5
Bathroom
3
Parking
2
Land
819m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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