13 Richardson Street, Thomastown VIC 3074

3-bed family home | 252m² large internal living | 47% site coverage | zoned for established schools | no overlays This house presents a competitively strong proposition for a family or long-term holder, primarily due to its substantial 252-square-metre building size on a manageable block, a rare configuration that offers significant internal living space relative to its land footprint. The absence of bushfire or heritage overlays simplifies due diligence, while zoning for established government schools anchors its appeal to the family buyer segment. Its value is further supported by modern infrastructure and a layout that includes multiple car spaces, meeting core suburban demand drivers. The primary risk is the reliance on a single bathroom, which caps its appeal and future resale value against newer stock. The valuation sits at the upper range of the immediate comparable evidence, suggesting limited short-term upside. However, the large internal area and high confidence rental yield provide a logical basis for a buy-and-hold strategy, using the reliable rental income to offset holding costs while awaiting capital growth from the land component. Proceed with an offer anchored to the lower quartile of the estimated value range. Comparable at 1/36 Richardson Street (same street) is valued approximately $590,000–$602,000 but is a significantly smaller 127m² building on a larger lot. The adjacent property at number 15 is estimated at $708,000 but is off-market. This indicates the subject property’s larger building size commands a notable premium, though its price positioning requires justification against potentially superior locations or conditions not visible in the data.