1/785 Warrigal Road, Bentleigh East VIC 3165

2-bed flat, 1970 build, 803sqm land | dual school zone | no overlays | $485pw rent potential This flat sits on a notably large 803sqm parcel, which is the primary structural advantage here. For a buyer, the land-to-building ratio is unusually favorable for a 1970s flat, and with no heritage or flood overlays, the future redevelopment or subdivision potential is not immediately constrained. The Glen Eira council area has historically supported steady demand, and the dual school zoning for Hughesdale Primary and South Oakleigh Secondary adds a practical layer of appeal for families or investors targeting long-term tenants. The reliable NBN and 5G coverage are secondary but useful for remote workers. This property is best suited to a buyer who values land content over immediate cosmetic finish, and who is prepared to hold for capital growth driven by land appreciation rather than rental yield alone. The primary risk is the age of the building—1970 construction may present maintenance liabilities in common areas, and the single open car space is a modest offering in a car-dependent suburb. The recent sale of a comparable unit in the same building for $360,000 in August 2025 provides a recent market benchmark, and the current asking range suggests a slight premium that may require negotiation. The rental estimate of $485 per week offers a gross yield around 5.8% at the lower end of the price range, which is reasonable but not exceptional. The commercial logic here is to buy for the land, not the flat—hold it as a rental while the suburb matures, and consider a future site consolidation or redevelopment play when zoning allows.