17/3-5 Alvena Street, Mentone VIC 3194
17/3-5 Alvena Street, Mentone VIC 3194
2 bed 2 bath unit | low-rise walk-up on large shared site | Mentone bayside convenience | strong downsizer or investor appeal | no overlay constraints detected
This is a compact but well-proportioned unit in a low-rise complex, sitting on a genuinely large shared parcel for this property type. The 2 bed 2 bath layout gives it a practical edge over older walk-ups, and the single car space is enough for the likely buyer profile. Mentone’s mix of beach access, station proximity, and school catchments makes this a steady choice for downsizers trading out of family houses or investors seeking reliable rental demand. The absence of flood, bushfire, or heritage overlays keeps the risk profile clean, and the residential zoning in Kingston is straightforward. For a buyer wanting a low-maintenance foothold in a bayside suburb without paying house prices, this unit fits that brief well.
The unit’s value may hinge on internal condition and floor level, neither of which is fully clear from the available record. A dated fitout might require a modest refresh, while a ground-floor position could offer private outdoor access that upper levels lack. The large shared site may also carry future maintenance obligations, though it can support a well-managed complex. Buyers should weigh the building’s age and strata health carefully, as these factors might influence both immediate liveability and longer-term resale appeal.
|| Comparable Sales: 14/3-5 Alvena St sold $480k–$520k range; 10/3-5 Alvena St sold $450k–$490k range | Property Price Band: $450k–$550k | Value Drivers: internal condition, floor level, complex maintenance standards
Detailed Independent Property Report prepared by PropCred Analyst team for 17/3-5 Alvena Street, Mentone VIC 3194
Checks found:
Value Risk
2
Liquidity Risk
2
Planning Risk
1
Income Risk
Execution Risk
2
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Market Insight
Mentone, VIC 3194, is a bayside suburb on the Frankston line, 35 minutes from the CBD. Demand is led by owner-occupier families and professionals, attracted to strong school catchments, beaches, and Westfield Southland. House prices range from $1.22m to $1.5m, with annual growth between -2.9% and +2.4%, indicating a steady but interest-rate-sensitive market. Units show stronger momentum: up to 15.9% annual growth and 4.1% gross yields. Houses take 37–46 days to sell, with volumes down 6% to around 173. Auction clearance is 57.4%, off 10.9%. Future growth is supported by a boomscore of 67 and solid rental demand, but affordability is the key constraint—house medians exceed the metro median of $974,000.
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PropCred Estimated Value
Comparable Sales: 14/3-5 Alvena St sold $480k–$520k range; 10/3-5 Alvena St sold $450k–$490k range | Property Price Band: $450k–$550k | Value Drivers: internal condition, floor level, complex maintenance standards
Bedrooms
2
Bathroom
2
Parking
1
Land
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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