3 Eram Road, Box Hill North VIC 3129
3 Eram Road, Box Hill North VIC 3129
Single-storey original 3-bedder on ~665m² | leafy established pocket near Box Hill | school-zone family appeal | dated interior with extension scope
This property holds genuine appeal for buyers seeking a solid, single-level family house on a generous block in one of Box Hill North’s quieter, tree-lined streets. Its competitive edge lies in the land—roughly 665m² with a rear garage and carport—combined with a layout that suits renovators or those planning a future extension. The original polished floors and character finishes offer a blank canvas, while the proximity to Kerrimuir Primary, Blackburn High, Laburnum Station, and Koonung Creek Linear Park anchors it firmly in family-oriented demand. It serves best the buyer who values location and land over move-in condition, and who is prepared to invest sweat equity to lift the property toward the standard of nearby upgraded homes.
The condition is the central value consideration. An original kitchen and bathroom, dated presentation, and single-bathroom layout may place this house below renovated comparables on the same street, where five-bedroom homes with premium finishes have transacted at significantly higher levels. That gap, however, also represents opportunity—modernising the interior or adding a second bathroom could meaningfully shift its market position. The lack of confirmed orientation or views limits certainty on outdoor potential, and the modest yield profile of detached stock in this suburb suggests investors should weigh capital growth over rental return. Buyers should also consider that the property’s value is tied closely to what can be unlocked through renovation or redevelopment, rather than its current form.
Detailed Independent Property Report prepared by PropCred Analyst team for 3 Eram Road, Box Hill North VIC 3129
Checks found:
Value Risk
1
Liquidity Risk
1
Planning Risk
Income Risk
Execution Risk
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Market Insight
Box Hill North, in Melbourne’s middle eastern suburbs, holds a median house price of roughly $1.35–1.4 million, with annual growth spanning 1.9–5.7% across sources. Units show tighter supply and stronger momentum, with medians from $725,000 to $938,000 and growth up to 15.8%, pointing to investor and renter demand for attached stock. Houses sell in 26–48 days, and annual sales volume of 128–154 properties confirms consistent turnover. Families and owner-occupiers dominate qualitatively, though exact splits are unquantified. Convenient location and infrastructure access underpin buyer appeal, while gross rental yields remain low for houses at about 2.5%, but firmer for units at 3.8–3.9%, reinforcing investor focus on units. Future growth rests on steady demand and limited land, but affordability is the key constraint: house prices near $1.4 million with modest yields may dampen further capital gains if rates or supply conditions shift.
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PropCred Estimated Value
Comparable Sales: 10 Eram Road (5-bed, renovated, ~$1.35M–$1.45M); 37 Eram Road (5-bed, luxury, $2.22M) | Property Price Band: $1.3M–$1.4M | Value Drivers: land size and extension potential, original condition offering renovation upside, school-zone and transport proximity
Bedrooms
3
Bathroom
1
Parking
2
Land
665m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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