8/129 Brighton Road, Elwood VIC 3184

8/129 Brighton Road, Elwood VIC 3184
2-bed 1-bath 1-car unit | Clear school catchment to St Kilda Primary and Elwood College | No flood, bushfire or heritage overlay | Older low-rise period stock | Beach and tram walkable Competitive strength is found in the school catchment, which is shared with St Kilda Primary and Elwood College, a rare advantage for apartment buyers. The low-rise period character is aligned with the established Brighton Road corridor, and no flood, bushfire or heritage overlays have been detected on the property. A mature family or downsizer is best suited to this unit, where proximity to the beach, tram access and village retail is valued over new finishes or building facilities. Value may be materially affected by the condition of the building’s common areas and the unit’s interior, as older stock often requires maintenance. A premium might be commanded by a well-preserved presentation, while the school catchment and car space are expected to underpin demand. No flood or heritage overlay has been identified, which limits downside, but a price ceiling might be set by the extent of any needed renovation.
Detailed Independent Property Report prepared  by PropCred Analyst team for 8/129 Brighton Road, Elwood VIC 3184
Checks found:
Value Risk ! 1
Liquidity Risk ! 1
Planning Risk ! 1
Income Risk ✓
Execution Risk ! 1
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Market Insight

Elwood is a bayside suburb on Port Phillip Bay, with tram/train links along Glen Huntly and Ormond Roads to the CBD and esplanade cycling paths. Demand is driven by families, singles, owner-occupiers and renters; professionals and downsizers are active in 3–4 bedroom houses ($1.99m–$3.02m) and 1–3 bedroom units. House prices are mixed: medians span $1.951m–$2.265m, annual growth from -7.3% to +3.4%, quarterly -2.3%. Units range $626k–$650k, with 12-month declines up to 5.1%. Houses sell in 33–50 days; auction clearance is 58.4%–70.2%, with 117–156 house and 375–457 unit sales annually. Rental demand is firm: house rents rose 10%, unit yields hit 4.6%. Future growth rests on connectivity, beachfront amenity and turnover. Key constraints: affordability (houses roughly double the $974k metro median), price volatility, and a 36.8% increase in house sales signalling supply response.
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PropCred Estimated Value

Comparable Sales: 5/22 Pine Avenue, Elwood sold for $825,000 | Property Price Band: $800,000-$900,000 | Value Drivers: school catchment, car space, no overlays

Bedrooms

2

Bathroom

1

Parking

1

Land

844m²

Research & Review Prepared by Steve Dalton, Senior Analyst · Reviewed by Matt Proctor, Principal Analyst
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