13 Bellbird Road, Mount Eliza VIC 3930

13 Bellbird Road, Mount Eliza VIC 3930
4 bed family house | 1,203m² block | established hillside pocket | bushfire overlay likely | priced near suburb midpoint This property offers a practical family layout on a genuinely large block, though its land size is more modest than the sprawling 2,700m²-plus lots that dominate the upper end of Bellbird Road. What it lacks in acreage it makes up for in accessibility to local schools and the village core, making it a sensible entry point into this established, low-density neighbourhood. The configuration suits buyers who want space and privacy without taking on the maintenance burden of a prestige acreage property. It is best positioned for families seeking a solid, liveable home with room to extend or reshape the garden, rather than those chasing a trophy lifestyle purchase. The value of this property may hinge on how the dwelling itself presents, since the land component is smaller than nearby comparables. Condition, renovation level, and the quality of indoor-outdoor flow are likely to carry more weight than raw site area. The bushfire overlay context could affect insurance costs and future landscaping decisions, which a buyer should factor into their overall budget. The 2014 sale date suggests the current owner has held through a significant market cycle, so there may be flexibility in their expectations. || Comparable Sales: 23 Bellbird Road sold $1.1M in 2016; 89 Bellbird Road estimated $1.75M | Property Price Band: $1.5M–$1.7M | Value Drivers: dwelling condition, land size relative to street, school proximity
Detailed Independent Property Report prepared  by PropCred Analyst team for 13 Bellbird Road, Mount Eliza VIC 3930
Checks found:
Value Risk ! 1
Liquidity Risk
Planning Risk 2
Income Risk 2
Execution Risk 2
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Market Insight

Mount Eliza is an affluent coastal suburb positioned as a premium family enclave, with demand driven by owner-occupiers seeking larger homes and the coastal lifestyle. Recent price trends for houses show stability, though the market exhibits some variability in sales volume and days on market, indicating a degree of rate sensitivity. Future growth is underpinned by its established desirability and quality schooling, yet high entry prices present a key constraint on affordability and accessibility.
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PropCred Estimated Value

Comparable Sales: 23 Bellbird Road sold $1.1M in 2016; 89 Bellbird Road estimated $1.75M | Property Price Band: $1.5M–$1.7M | Value Drivers: dwelling condition, land size relative to street, school proximity

Bedrooms

4

Bathroom

2

Parking

2

Land

1203m²

Research & Review Prepared by Steve Dalton, Senior Analyst · Reviewed by Matt Proctor, Principal Analyst
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