11A Clive Street, Brighton East VIC 3187
11A Clive Street, Brighton East VIC 3187
4 bed + study | 3 bath town residence | 474 m² park-like gardens | family-oriented street | cinema lounge
This property holds a genuine competitive edge in Brighton East. The four bedroom plus study configuration with three bathrooms places it above the typical three bedroom stock that dominates the immediate street, while the 474 m² allotment with established park-like gardens is a rarity for a town residence. The wide entry foyer, timber door, and lounge with electric fireplace and drop-down cinema screen give it a polished, owner-occupied feel rather than an investor-grade finish. It serves families who want the space of a house but the lower maintenance of a town residence, and the school cluster around Bentleigh West Primary and Brighton Secondary makes it particularly suited to buyers with school-aged children.
The value picture may hinge on how the interior condition compares to the street’s newer renovations, and whether the garden setting compensates for any dated elements in the kitchen or bathrooms. The land size is strong, but the property’s position within the street and its exposure to any shared driveway or boundary noise could temper its premium. Parking configuration and the actual internal floor area are unverified, so a buyer should confirm those before forming a firm price view. The surrounding area shows a mix of older houses and updated townhouses, which suggests steady demand but no scarcity-driven urgency.
|| Comparable Sales: 32 Clive Street house sold $1.4M–$1.5M guide; 33 Clive Street house est. $2.03M | Property Price Band: $1.5M–$1.6M | Value Drivers: land size, bedroom count, garden presentation, school catchment
Detailed Independent Property Report prepared by PropCred Analyst team for 11A Clive Street, Brighton East VIC 3187
Checks found:
Value Risk
Liquidity Risk
1
Planning Risk
2
Income Risk
2
Execution Risk
2
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Market Insight
Brighton East, a bayside prestige pocket bordering Brighton and Hampton, draws high-income families and long-term owner-occupiers seeking elite school catchments and larger landholdings. Demand centres on renovated homes near parks and schools. Prices are mixed: houses median between $1.9m and $2.25m, with growth ranging from -1.9% to +8.5% across sources; units range $881k–$1.48m, with most sources showing declines. Houses sell in 24–48 days. Rental yields are thin: 3.1–3.7% for houses, 3.2% for units. Weekly rents run $1,050–$1,200 for houses and $650–$695 for units. Annual house sales range 186–247, down 13.1% in one series, reflecting low supply. Future growth hinges on limited new development and stable owner-occupier demand, but premium pricing and rate sensitivity are key constraints.
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PropCred Estimated Value
Comparable Sales: 32 Clive Street house sold $1.4M–$1.5M guide; 33 Clive Street house est. $2.03M | Property Price Band: $1.5M–$1.6M | Value Drivers: land size, bedroom count, garden presentation, school catchment
Bedrooms
4
Bathroom
3
Parking
4
Land
474m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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