13 Graham Street, Broadmeadows VIC 3047

Immediate plan approval | 6-bedroom house on 600m² | solar panels installed | rental yield at 4.5% but land size limits subdivision upside The approval for three dwellings locks in development optionality, but the current house’s age and build volume mean a buyer pays for land value first—renovation or knock-down rebuild will cost above market entry. With yield just above 4% and a mid-point valuation of $790k, this holds best for a cash-flow investor or a buyer-land banker prepared to hold for rezoning or subdivision at a later stage. The property does not suit an owner-occupier seeking modern finish without extra capital outlay, and the price band suggests multiple bidders may chase the same risk profile. The existing plan approval is the strongest differentiator here—most comparable houses in Broadmeadows lack this clear path to three dwellings, giving a buyer immediate leverage to build or exit. The six bedrooms and two bathrooms already support higher rental splits or multigenerational living, and the low bushfire and flood risk removes insurance complications that often stall resale. This property serves a buyer who balances current cash flow with medium-term development optionality, not a first-home buyer expecting a turnkey finished home. Use the existing planning approval as your negotiating anchor point—verify with council that the permit is current and not contested, then compare the cost of building three dwellings against buying three separate units in the same suburb.