13 Tines Way, Clyde North VIC 3978
13 Tines Way, Clyde North VIC 3978
Vacant land | misrepresented as built house | undersized block | strong value growth since 2021
This vacant land parcel presents a clear due diligence case. Its competitive strength lies solely in the significant equity gain since its 2021 purchase, suggesting strong underlying land demand in Clyde North. The property serves a buyer seeking to build a new house on a modest, 238-square-metre block, but the analysis is complicated by the listing’s materially incorrect description of an existing house, which signals a market where misinformation requires expert verification.
Proceed only with a confirmed land development strategy. The primary risk is the block’s small size, which limits design options and future appeal compared to larger lots in the area, potentially capping capital growth. The opportunity is to build a product tailored to first-home buyer budgets, but the commercial logic depends entirely on build cost control. Our judgment is to acquire only at a price that factors the lot’s constraints, with an immediate plan to construct to realise value.
Nearby comparable sale: 13 Kilmarnock Way, Clyde North, a 6-bedroom, 3-bathroom house, sold 25 February 2025. This transaction demonstrates the premium achievable for completed, family-sized homes in the vicinity, sharply contrasting with the vacant land profile of 13 Tines Way and underscoring the value-add potentialand required investmentof developing the subject property.
Detailed Independent Property Report prepared by PropCred Analyst team for 13 Tines Way, Clyde North VIC 3978
Checks found:
Value Risk
1
Liquidity Risk
2
Planning Risk
2
Income Risk
Execution Risk
1
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Market Insight
Clyde North is a fast-growing residential area attracting professionals and families, driving steady demand for houses over units. Recent price growth has been modest, with market conditions showing some softening as days on market extend. Future expansion is supported by its growth area status, though risks include relative affordability pressures and sensitivity to broader market shifts.
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PropCred Estimated Value
Bedrooms
4
Bathroom
2
Parking
1
Land
30.86 ha
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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