16 Gorae Court, Westmeadows VIC 3049
16 Gorae Court, Westmeadows VIC 3049
Quiet court position | Large 730 m² block | Brick veneer family house | Rear garage plus extra parking | Scope for updates
The defining strength of this property is its land. A 730 m² allotment in a court location is increasingly uncommon in Westmeadows, and it gives this house a practical edge over newer, smaller infill stock. The layout is straightforward and family-oriented—three bedrooms, a separate bath and shower, a dedicated laundry, and a paved alfresco area that connects indoor living to a good-sized backyard. The rear double garage and wide driveway add genuine utility, especially for households with multiple cars or equipment. This property suits buyers who value space, privacy, and the potential to shape a home over time, rather than those seeking a turnkey finish. It sits comfortably within the suburb’s established, low-density character, where owner-occupiers dominate and demand leans toward functional family housing on generous parcels.
The main factor that might shape its value is condition and presentation. The listing does not indicate recent renovations, so the interior may feel dated compared to modern expectations, which could mean budget for updates to flooring, kitchen, or heating and cooling. The lack of confirmed aspect is a minor unknown, though the court setting likely reduces traffic noise and improves privacy. The land itself is the strongest value lever—its size and configuration may appeal to buyers considering future extensions or a rebuild, subject to council approval. For a buyer, the opportunity lies in acquiring a solid, well-located house on a large block at a price that reflects its current state, not its potential. Weighing the cost of improvements against the intrinsic value of the land is the key consideration here.
Detailed Independent Property Report prepared by PropCred Analyst team for 16 Gorae Court, Westmeadows VIC 3049
Checks found:
Value Risk
Liquidity Risk
2
Planning Risk
Income Risk
1
Execution Risk
1
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Market Insight
Westmeadows, 16km northwest of the CBD, sits between Broadmeadows and Tullamarine, a green, family-focused suburb drawing professional households and couples with children. Its median house price is $746,000–$765,000, with annual growth of 13–14.6% and auction clearance rates of 86–94.7%, reflecting robust demand. Houses sell in 24–28 days on average, with 76–78 sales over the past year, indicating tight supply and quick turnover. Units median $600,000, with yields around 4.8%, while houses yield 3.8–4.3%. Rents hold at $550–$590 weekly for houses. Future growth is supported by airport and city links and affordability relative to Melbourne. Risks include 27.6% five-year price growth and rising investor presence, with owner-occupancy down to 72.2%, leaving the market sensitive to rate changes.
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PropCred Estimated Value
Comparable Sales: Similar 3-bed homes on 600–800 m² lots in Westmeadows have recently sold in the $680k–$760k range | Property Price Band: $700k–$800k | Value Drivers: Land size, court location, potential for updates
Bedrooms
3
Bathroom
1
Parking
4
Land
730m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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