120/125 Francis Street, Yarraville VIC 3013

One-bedroom flat | 51m² | Yarraville West Primary zone | Flood overlay | FTTP NBN This unit’s competitive strength lies in its entry-level configuration within a high-demand school catchment, offering a rare combination of zoned access and modern connectivity. The fixed garage space adds tangible utility in an inner-suburban context. It serves first-home buyers or investors targeting tenants prioritising school access over space, with a rental yield supported by current market pricing. The absence of bushfire or heritage overlays simplifies the due diligence process. The primary decision mechanism is the flood overlay, which necessitates specific insurance checks and may impact long-term capital growth relative to unaffected stock. The lack of sales history for this specific unit requires valuation reliance on complex-level comparables from 2016, a significant data gap. Given the estimated value range, proceed only with a conditional building inspection and a valuation reconciling the eight-year-old comparable sale with recent area trends. This property is a hold for yield with managed risk, not a short-term trading opportunity. A comparable sale within the same complex provides a historical benchmark: 121/125 Francis Street, a similar one-bedroom unit, sold for $415,000 in February 2016. This eight-year-old data point, while stale, establishes a base and suggests the current estimated value range reflects moderate appreciation. For a buyer, this underscores the necessity of a contemporary, independent valuation to bridge the significant data gap and justify any premium over that 2016 price.