31 Central Avenue, Black Rock VIC 3193
31 Central Avenue, Black Rock VIC 3193
Beachside family pocket | Larger land with premium finishes nearby | Strong school zoning | Owner-occupier demand | High-spec contemporary stock
This property sits in a beachside residential street where the local character is defined by substantial family houses on generous blocks, not apartments or townhouses. The immediate area shows a pattern of modernised two-level homes with four to five bedrooms, multiple living zones, and double garages, which points to a pocket that attracts buyers wanting space, proximity to the foreshore, and a established neighbourhood feel. The zoning for Black Rock Primary and Beaumaris Secondary College adds a practical layer of appeal for families, while the mix of older character homes and newer rebuilds means the street retains a settled, low-rise feel rather than dense development. For a buyer seeking a coastal family property with room to grow, this location offers a strong balance of lifestyle and everyday function.
The value picture here may be shaped by how the property compares to the modernised stock nearby, particularly in terms of land size, internal footprint, and the quality of any renovations. A larger allotment with a two-level layout and premium finishes would likely sit at the higher end of the local range, while a more original condition home might offer scope for improvement rather than immediate move-in appeal. The absence of confirmed details on orientation, build year, and exact land size means the buyer should weigh the potential for future upgrading against the premium already embedded in the area’s pricing. Rental demand for family houses appears solid, which may support the property’s longer-term appeal, but the main value driver will be how the house itself performs against the expectations of this market.
|| Comparable Sales: 16 Central Avenue sold November 2024 for a 5-bed, 3-bath, 2-car home on 624 m²; a nearby 4-bed, 2-bath house on 570 m² estimated around $2.1M | Property Price Band: $2.0M–$2.2M | Value Drivers: land size, condition and finish level, proximity to beach and schools
Detailed Independent Property Report prepared by PropCred Analyst team for 31 Central Avenue, Black Rock VIC 3193
Checks found:
Value Risk
Liquidity Risk
1
Planning Risk
Income Risk
Execution Risk
1
URL has been copied successfully!
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.
URL has been copied successfully!
PropCred Estimated Value
Comparable Sales: 16 Central Avenue sold November 2024 for a 5-bed, 3-bath, 2-car home on 624 m²; a nearby 4-bed, 2-bath house on 570 m² estimated around $2.1M | Property Price Band: $2.0M–$2.2M | Value Drivers: land size, condition and finish level, proximity to beach and schools
Bedrooms
4
Bathroom
2
Parking
2
Land
557m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
·
Reviewed by Matt Proctor, Principal Analyst
URL has been copied successfully!