104/18 Hamilton Street, Bentleigh VIC 3204
104/18 Hamilton Street, Bentleigh VIC 3204
2-bed apartment | McKinnon Secondary zone | 5.6% gross yield potential | Glen Eira address | 1 car space
This unit holds genuine appeal for buyers who want the McKinnon Secondary College catchment without the price tag of a detached house. The two-bedroom, two-bathroom layout with one garage is a practical configuration that suits downsizers, young professionals, or investors seeking steady rental demand. Being part of a 1,356 m² parcel in Bentleigh means you are buying into an established, well-served suburb with strong family credentials, yet the apartment format keeps maintenance low and entry cost more accessible than the surrounding house market. The absence of flood, bushfire, or heritage overlays simplifies the purchase, and the rental estimate of $675 per week suggests the property would appeal to tenants who value school proximity and convenience. This is best suited to a buyer prioritising location and schooling over land or outdoor space.
The value of this property may be shaped by factors not immediately visible from the listing. Floor level, aspect, and outlook can influence how light-filled and quiet the unit feels, which in turn affects both liveability and resale appeal. Internal finishes and renovation standard might vary from the photos, so a physical inspection is worthwhile to confirm the condition matches expectations. The single car space could be a limitation for households with two vehicles, and the lack of private outdoor area may narrow the buyer pool slightly. These factors might justify a more cautious approach to price, though the school zone and rental yield provide a solid floor under demand.
|| Comparable Sales: 107/15 Hamilton Street similar 2-bed apartment nearby; 104/15 Hamilton Street same format historically listed | Property Price Band: $600,000–$700,000 | Value Drivers: school zone strength, internal condition, floor level and aspect
Detailed Independent Property Report prepared by PropCred Analyst team for 104/18 Hamilton Street, Bentleigh VIC 3204
Checks found:
Value Risk
Liquidity Risk
1
Planning Risk
Income Risk
1
Execution Risk
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Market Insight
Bentleigh is family-oriented, with incomes 19% above Greater Melbourne and strong transport links driving demand. House values are $1.74–$1.8m, up 7.4% annually, though quarterly growth slowed to 2.03%. Units are $650k–$934k, flat annually, with a sharp −23.1% quarterly fall. Houses take 40–48 days to sell (units: 37); auction clearance dropped 19.5 pts to 60.5%, signalling a cooling market. Rental demand is steady—house rents up 5.7%, units up 3.4%—but yields are modest (houses 2.61%, units 4.13%). Over 178 houses sell annually, yet affordability and rate sensitivity are constraints, shown by slower turnover and lower clearance.
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PropCred Estimated Value
Comparable Sales: 107/15 Hamilton Street similar 2-bed apartment nearby; 104/15 Hamilton Street same format historically listed | Property Price Band: $600,000–$700,000 | Value Drivers: school zone strength, internal condition, floor level and aspect
Bedrooms
2
Bathroom
2
Parking
1
Land
1356m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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