12 Panorama Drive, San Remo VIC 3925
12 Panorama Drive, San Remo VIC 3925
Elevated San Remo hill | water-view outlook | mixed housing street | view-driven price premium | broad lot flexibility
This property occupies an elevated position in the Panorama Estate, where outlook and elevation define the neighbourhood. The street mixes townhouses and detached houses, giving it character without uniformity. The hillside setting provides a visual advantage over lower coastal areas, and the likely water orientation makes it relatively rare on this stretch. That combination suits owner-occupiers seeking a coastal home with space and privacy, especially downsizers and families wanting a permanent San Remo residence. It is not an entry-level townhouse; it reads as a more substantial hillside property with strong competitive appeal.
Value may be influenced by the exact extent of water views, the block’s usable area, and the dwelling’s condition. A dated interior might lead the price toward the land value, while an updated layout could command a stronger premium. The mixed street character might also moderate the ceiling, but a favourable corner position or open aspect could raise it. These variables should be weighed when forming a view on price.
Detailed Independent Property Report prepared by PropCred Analyst team for 12 Panorama Drive, San Remo VIC 3925
Checks found:
Value Risk
1
Liquidity Risk
2
Planning Risk
1
Income Risk
1
Execution Risk
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Market Insight
San Remo, a regional Victorian town near Phillip Island, is in a buyer’s market. House prices have corrected sharply, with the median down 6.5–7.4% annually to $865,000, and days on market stretching to 176 days. Supply outweighs demand per the demand-to-supply ratio, and a Boomscore of 31/100 leaves buyers selective. The unit market is mixed: medians range from $460,000 to $580,000, with annual growth between 5% and 12% depending on source. Roughly 41 houses sold over the past year, a thin turnover. Affordability is a constraint, the house median well above the regional $643,000. Proximity to Phillip Island underpins the demand base, but with supply ahead of demand and rate sensitivity evident in slower sales, price recovery is not imminent.
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PropCred Estimated Value
Comparable Sales: 29 Panorama Drive (private treaty sale, 2022); 5/39-41 Panorama Drive (townhouse resale) | Property Price Band: $800,000-$900,000 | Value Drivers: elevated outlook, block size, dwelling condition
Bedrooms
4
Bathroom
3
Parking
2
Land
1588m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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