1/20-22 Florence Street, Mentone VIC 3194

2-bedroom unit in Mentone | 13-unit complex | 1 car space | strong school catchment | auction 30 May This property offers a rare configuration advantage in a tightly held block. Two-bedroom units in this price range are scarce in Mentone’s current market, and the proximity to Mentone Primary and Girls Secondary College gives it a durable demand base among families and downsizers. The single-level layout and low site density reduce the risk of owner-occupier discounting, and the 1997 holding period suggests limited recent turnover—meaning fewer competing sales and less price erosion from forced vendors. For a buyer seeking a long-term hold in a school-zoned pocket, this unit holds positional strength that the broader median does not capture. The key risk is the 55% renter share in the building, which can affect common area standards and lending appetite for some buyers. The 2012 comp at $630,000 for a one-bedroom unit in the same complex signals that price growth here has been moderate, and the $700,000–$770,000 guide sits above the suburb median—requiring conviction that school catchment premiums will hold. The auction format on 30 May gives a clear timeline, and with only one day on market, early buyer interest is unproven. A buyer should treat this as a hold-and-occupy play, not a flip, and bid with a ceiling that reflects long-term rental demand rather than short-term resale upside.