89 Marisa Cres, Berwick VIC 3806
89 Marisa Cres, Berwick VIC 3806
4-bed family house | 721 m² lot | built 2007 | double-storey with flexible layout | mid-to-upper family segment
This property holds a clear competitive edge for buyers seeking a modern family house with genuine space. At 721 m², the land sits above the typical Berwick suburban block, while the 246 m² floorplan offers four bedrooms, multiple living areas, and a downstairs bathroom — a configuration that suits growing families or those wanting separation between generations. The 2007 build means it avoids the maintenance concerns of older stock, yet it is established enough to sit within a mature street of similar family homes. The double garage, ducted heating, and split-system cooling round out a practical, move-in-ready package. This house serves buyers prioritising school access and freeway convenience, with Brentwood Park Primary and Kambrya College zoned nearby. It is not a prestige property, but it is a solid, well-proportioned family home that should hold strong appeal in this pocket.
The value picture may be shaped by how the street’s mixed lot sizes influence buyer expectations. Some neighbouring blocks are significantly larger, which could stretch perceived value for this property if buyers compare directly. However, the 2007 build and modern layout may justify a premium over older homes on smaller lots. Rental demand appears healthy, with weekly estimates around $830, though the yield is likely constrained by the property’s higher capital value. The lack of bushfire, flood, or heritage overlays reduces risk, and the NBN Fibre to the Node connection is adequate for most households. Buyers should weigh the balance between land size and internal condition — the fresh paint and new carpet suggest presentation has been maintained, which may support a stronger price position.
|| Comparable Sales: 86 Marisa Cres sold $1.15M on 854 m²; 11 Marisa Cres last sold July 2022 on 785 m² | Property Price Band: $1.1M–$1.2M | Value Drivers: land size above standard, modern 2007 build, flexible family layout with downstairs bathroom
Detailed Independent Property Report prepared by PropCred Analyst team for 89 Marisa Cres, Berwick VIC 3806
Checks found:
Value Risk
Liquidity Risk
2
Planning Risk
Income Risk
2
Execution Risk
1
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Market Insight
Berwick VIC 3806 is a family-oriented, predominantly owner-occupied suburb in Melbourne’s south-east, with strong school catchment appeal and a 54.3% family share. Buyers are typically higher-income households; demand is supported by steady annual sales volumes near 850–990 houses and rental yields of 3.5–3.9% for houses. The median house price sits between $805k and $960k, depending on source, with recent annual growth of 3.2–6.1%; houses sell in roughly 21–30 days. Units show similar tightness, with growth of 4.1–6.5%. Future drivers include ongoing Casey region infrastructure and accessibility to major roads and rail to the CBD. Key constraints: affordability pressure at the higher price range, softening sales volumes (down 5.9% for houses and 25.5% for units), and auction clearance rates of 48.9–56.7%, indicating rate sensitivity.
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PropCred Estimated Value
Comparable Sales: 86 Marisa Cres sold $1.15M on 854 m²; 11 Marisa Cres last sold July 2022 on 785 m² | Property Price Band: $1.1M–$1.2M | Value Drivers: land size above standard, modern 2007 build, flexible family layout with downstairs bathroom
Bedrooms
4
Bathroom
2
Parking
2
Land
721m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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