136 Reeve Street, Sale VIC 3850

2-bed townhouse with dual ensuites | quiet street, no overlays | rental yield near 4.3% | suited to owner-occupier or investor seeking low-maintenance hold This townhouse’s competitive edge lies in its dual ensuite bedrooms, a rare configuration in a two-bedroom format that appeals to downsizers or professionals wanting privacy without stairs. The 281m² lot with a courtyard and outdoor entertainment area offers a usable outdoor space often missing in similar townhouses, while the absence of bushfire, flood, or heritage overlays reduces insurance and renovation friction. Ducted heating and split-system air conditioning cover seasonal comfort, and the remote garage with secure parking adds convenience for a car-dependent location. The property serves best as a lock-and-leave home for an owner-occupier or a stable rental for an investor targeting the $460–$535 per week bracket, where the midpoint yield sits near 4.3% against the $595,000 list price. The primary risk is the lack of comparable recent sales on Reeve Street, making the $595,000 list price a test of market appetite rather than a data-backed floor. The estimated value of $580,000 suggests a 2.6% premium, which may narrow the buyer pool and lengthen negotiation. The townhouse’s rental history from 2023 provides some income certainty, but the absence of a prior sale record limits equity trajectory visibility. NBN Fibre to the Node is adequate but not a prime driver, and the property sits outside a high-growth corridor. The opportunity is to negotiate toward the $580,000 estimate, securing a sub-4.5% gross yield and a low-maintenance hold in a stable regional market. Hold for steady rental income or occupy for a simplified lifestyle.