808/10 Lilydale Grove, Hawthorn East VIC 3123

High-floor off-the-plan | 2-bed, 2-bath scarcity in complex | No overlays | Strong same-building comparables This unit presents a competitively strong configuration within its own development, where two-bedroom, two-bathroom layouts are less common than one-bedroom or two-bedroom, one-bathroom alternatives, creating inherent scarcity. The absence of bushfire, flood, or heritage overlays removes material planning and insurance complexities, offering a cleaner holding proposition. The property is best suited to an owner-occupier or investor seeking a modern, low-maintenance residence in a well-established school catchment, with the dual-bathroom format enhancing rental appeal and owner utility over the standard single-bathroom stock prevalent in the area. The primary risk is the off-the-plan purchase mechanism, locking the buyer into a contract without a final building inspection, exposing them to potential variance in finish quality and settlement timing against a shifting interest rate environment. The single car space, against a two-bedroom format, imposes a long-term value constraint relative to two-car competitors. Proceed only with a contractual sunset clause review and a finance buffer. The commercial opportunity lies in securing a high-floor unit in an active development corridor before completion, leveraging immediate rental demand evidenced by neighbouring listings. This is a hold proposition for five to seven years to absorb initial depreciation and realise the scarcity premium of its internal configuration. Recent comparable sales in the immediate vicinity provide a clear value anchor: – 902/10 Lilydale Grove (2 bed, 2 bath, 2 car): Sold last 12 months. – 301/10 Lilydale Grove (1 bed, 1 bath, 1 car): Sold last 12 months. – 602/32 Lilydale Grove (2 bed, 1 bath, 1 car): Sold last 12 months. – 207/8 Luton Lane (2 bed, 2 bath, 1 car): Sold for $1,003,000 in August 2025. The direct comparison to 902/10 Lilydale Grove, which commanded a premium for its second bathroom and second car space, firmly establishes the value of the two-bathroom format, while the sale at 207/8 Luton Lane demonstrates achievable price points above the indicative range for similar configurations. This data supports a valuation towards the upper end of the advertised range, conditional on the quality of finishes and settlement terms.