10 Wayut Street, Niddrie VIC 3042

Guide gap with estimates | low confidence range | suburb up 11% | art deco features | 2-bed yield risk The primary risk is the large gap between the Domain auction guide and independent estimates—the buyer faces paying $100,000 to $250,000 above the low guide due to strong local demand and limited 2-bed supply. This cost is structural: a low guide can attract multiple bidders, forcing price discovery upward in an auction, especially given the 83% clearance rate. The opportunity lies in the property’s classic art deco features and original timber detailing, which are rare in this size bracket and offer capital growth potential in a rising market. Hold for medium-term, not as a rental play. The competitive strength is the 197m² block with outdoor space, unusual for a 2-bedroom house in Niddrie, giving it scarcity against townhouse alternatives. The key features—high decorative ceilings and separate living areas—allow for flexible use, suiting owner-occupiers wanting character over volume. This property serves best for a buyer seeking a low-maintenance house with period charm in a family suburb where values have momentum. The comparable at 23 Wayut Street at $650k-$700k shows this property commands a premium for its land size and finish, reinforcing that paying near the upper guide is justified for the right owner-occupier who values the architectural details and outdoor space. Schedule a building and pest inspection to confirm the timber condition before bidding.