13 Closette Circuit, Tarneit VIC 3029

4 bed plus study | 411m² lot | quiet pocket | rental upside | school zoning edge This property presents a rare configuration advantage in Tarneit’s mid-range bracket. The 237m² building footprint on 411m² delivers genuine family separation—four bedrooms plus a study—without the maintenance burden of a larger block. Its position on a quiet circuit, zoned for both Tarneit P-9 and Senior College, strengthens appeal for families seeking schooling continuity. The absence of bushfire or flood overlays removes a common negotiation point in outer growth corridors. For a buyer targeting long-term hold and rental buffer, the $500–$595 weekly income range supports holding costs while the suburb’s tightening supply in this floorplan niche supports capital stability. The primary risk is the inconsistent bedroom count across listings—four versus five—which may narrow the buyer pool or require a valuation discount. The 2017 last sale date means no recent price discovery, so a building and pest inspection is non-negotiable before offer. The comparable at 54 Closette Circuit suggests a $671,000 baseline for a smaller build, giving this property room to justify a premium for extra square metres. Opportunity lies in negotiating below the upper estimate using the bedroom ambiguity as leverage. Hold for five years minimum, or lease immediately at $550–$595 per week to offset carry while the estate matures.