10/289 Grange Road, Ormond VIC 3204

3-bedroom townhouse | shared 1040m² block | high-demand Ormond pocket | FTTP connectivity This property occupies a rare position in Ormond’s tightly held market: a three-bedroom townhouse in a low-density complex of twelve, offering two car spaces on a generous shared block. The configuration is competitively strong for families or downsizers seeking single-level living without strata fatigue. Glen Huntly Primary School and Glen Eira College zoning, combined with zero flood or heritage overlays, reduce friction for owner-occupiers. The buyer who secures this at the lower end of the current estimate range gains a modern, low-maintenance townhouse with strong rental fundamentals—the higher confidence rental estimate of $905 per week supports a yield that outperforms many nearby apartments. This property suits a buyer who values school catchment certainty and long-term capital stability over speculative upside. The primary risk is the shared lot context: a 1040m² block with eleven other townhouses limits future renovation scope and exposes the buyer to body corporate dynamics. Value estimates vary by nearly $200,000, reflecting inconsistent market signals and a possible overhang from the 2021 $925,000 sale. The buyer should negotiate hard below the midpoint, using the range spread as leverage. No flood or bushfire risk is a genuine advantage, but the absence of floor plans in any listing suggests a layout that may not suit all buyers—an inspection is non-negotiable. Hold this property as a long-term family home or a stable rental; do not expect short-term capital gains in a flat market.