8 Stanhope Street, Black Rock VIC 3193
8 Stanhope Street, Black Rock VIC 3193
Single-level family house | North-facing rear yard | 650 m² block | 4-bed 2-bath layout | Renovate-or-rebuild potential
This property holds a genuine edge in Black Rock because single-level family houses on a block this size are not common in the immediate beachside pocket. The north-facing backyard is a practical advantage for light, outdoor living, and future extension options, while the exposed timber ceilings and timber kitchen give it a warmth that newer builds often lack. It suits a family wanting to move in now and improve over time, or a buyer looking to knock down and rebuild given the land component. The layout is straightforward and functional, with the main bedroom separated from the other three, which works well for households with children or guests.
The value picture may be shaped by how much weight a buyer places on the existing house versus the land. The current condition appears dated but livable, so renovation costs could range from cosmetic updates to a full rebuild, and that spread may influence what someone is willing to pay. The double carport and extra off-street parking add practical convenience, but the internal area of roughly 140 m² is modest for a four-bedroom home, which might limit appeal for those wanting larger living spaces without extending. The property’s position relative to the village and beach, however, may hold stronger value than the house itself, and that is worth weighing carefully.
|| Comparable Sales: 2–4 Sylvia Crescent, Black Rock (5-bed, 1,036 m², price withheld) | 31 Fourth Street, Black Rock (4-bed, 570 m², est. rent $1,000/wk) | Property Price Band: $1.8M–$1.9M | Value Drivers: Land size, north-facing rear yard, single-level layout, renovation or rebuild optionality
Detailed Independent Property Report prepared by PropCred Analyst team for 8 Stanhope Street, Black Rock VIC 3193
Checks found:
Value Risk
Liquidity Risk
1
Planning Risk
2
Income Risk
1
Execution Risk
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Market Insight
Black Rock is a high-value bayside suburb with an older demographic—median age 50—and median house prices around $2.3 million. Demand is driven by established, equity-rich buyers prioritising lifestyle and permanence, yet the market is cooling: house prices fell 3.5% annually on 56 sales, with units down 9.6% to a $1.27 million median. Houses average 49 days on market, and rental yields are thin at 2.6% for houses and 3.7% for units, underscoring rate sensitivity. Supply is constrained, but affordability is the key risk, particularly for units, which posted an 8.8% quarterly decline.
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PropCred Estimated Value
Comparable Sales: 2–4 Sylvia Crescent, Black Rock (5-bed, 1,036 m², price withheld) | 31 Fourth Street, Black Rock (4-bed, 570 m², est. rent $1,000/wk) | Property Price Band: $1.8M–$1.9M | Value Drivers: Land size, north-facing rear yard, single-level layout, renovation or rebuild optionality
Bedrooms
4
Bathroom
2
Parking
2
Land
650m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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