1/40 Beddoe Avenue, Bentleigh East VIC 3165
1/40 Beddoe Avenue, Bentleigh East VIC 3165
Compact 2-bed house | 307 m² land | Strong school catchment | Smaller than street norm | Entry-level family option
This property offers a rare entry point into a suburb where most detached houses are substantially larger family homes. The 111 m² internal footprint is efficient rather than generous, but the configuration suits first-home buyers, downsizers, or investors seeking a low-maintenance holding within the Coatesville Primary and Bentleigh Secondary catchments. The 307 m² lot is modest, yet the house title structure provides ownership advantages over strata-titled units. Its position at the smaller end of local stock means it will attract price-conscious buyers who prioritise location and school access over internal space.
The main value considerations centre on how the compact layout and single parking space compare against renovated alternatives nearby. Condition and presentation will heavily influence final price, as will the balance between land-to-building ratio and the appeal of a detached format. Buyers should weigh the potential for future renovation or extension against the constraints of the lot size. The auction format may create competitive tension if multiple parties target the same school-catchment entry point, but the limited parking and modest proportions could temper bidding among families needing more room.
|| Comparable Sales: 1/27 Beddoe Avenue sold $1.02M; 3 Beddoe Avenue leased $650/week | Property Price Band: $850K–$950K | Value Drivers: School catchment, land size, condition and presentation
Detailed Independent Property Report prepared by PropCred Analyst team for 1/40 Beddoe Avenue, Bentleigh East VIC 3165
Checks found:
Value Risk
1
Liquidity Risk
2
Planning Risk
Income Risk
2
Execution Risk
2
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Market Insight
Bentleigh East, near Bentleigh, Ormond and Hughesdale, is clearing stock faster than those suburbs: houses average 36–44 days on market and 137–499 sales annually. Rental demand is driving activity: unit rents jumped 20%, unit values are up 11.7%–20% to a wide $780,000–$1,140,000 range, and house rents rose 7.9%. House values span $1,482,395–$1,560,000, with 12-month growth of 1.85%–4.0% by source. Faster turnover than nearby suburbs, double-digit unit appreciation and sustained rent increases support further price pressure.
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PropCred Estimated Value
Comparable Sales: 1/27 Beddoe Avenue sold $1.02M; 3 Beddoe Avenue leased $650/week | Property Price Band: $850K–$950K | Value Drivers: School catchment, land size, condition and presentation
Bedrooms
2
Bathroom
1
Parking
1
Land
307m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
·
Reviewed by Matt Proctor, Principal Analyst
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