12 Aramon Way, Berwick VIC 3806
12 Aramon Way, Berwick VIC 3806
Detached family house | Established Berwick street | Moderate lot | Family buyer pull | School-linked demand
The property is best understood as a detached family house in an established, low-rise Berwick pocket. It is positioned within a residential street where moderate lot sizes and 3-4 bedroom homes are the norm, and where the local market is supported by stable owner-occupier demand. The surrounding area is known for family-oriented amenity: schools, parks, retail centres, rail access and freeway links are all close enough to matter. This property is most suited to a family buyer wanting a conventional house format with double garage and private outdoor space, rather than an apartment or townhouse. Its competitive edge is not rarity of design but solidity of suburb and lifestyle package.
Value may be shaped mainly by internal condition, presentation and the exact land size, because the street profile points to a consistent product rather than wide variation. Buyers should weigh whether the floor plan delivers the modern kitchen, ensuite and double garage that family purchasers in this corridor expect. The property’s price might also be influenced by school catchment strength and by how quickly similar houses are being absorbed. A well-presented house with up-to-date finishes could command a premium, while a dated interior might limit competition to buyers budgeting for renovation.
Detailed Independent Property Report prepared by PropCred Analyst team for 12 Aramon Way, Berwick VIC 3806
Checks found:
Value Risk
Liquidity Risk
2
Planning Risk
1
Income Risk
1
Execution Risk
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Market Insight
Berwick VIC 3806 is a family-oriented, predominantly owner-occupied suburb in Melbourne’s south-east, with strong school catchment appeal and a 54.3% family share. Buyers are typically higher-income households; demand is supported by steady annual sales volumes near 850–990 houses and rental yields of 3.5–3.9% for houses. The median house price sits between $805k and $960k, depending on source, with recent annual growth of 3.2–6.1%; houses sell in roughly 21–30 days. Units show similar tightness, with growth of 4.1–6.5%. Future drivers include ongoing Casey region infrastructure and accessibility to major roads and rail to the CBD. Key constraints: affordability pressure at the higher price range, softening sales volumes (down 5.9% for houses and 25.5% for units), and auction clearance rates of 48.9–56.7%, indicating rate sensitivity.
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PropCred Estimated Value
Comparable Sales: 7 Aramon Way sold for $755k; 10 Aramon Way sold for $790k | Property Price Band: $750k–$850k | Value Drivers: land size, condition, layout
Bedrooms
3
Bathroom
2
Parking
2
Land
288m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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