18 Beths Street, Bentleigh VIC 3204
18 Beths Street, Bentleigh VIC 3204
Large 659m² family block | 274m² build with pool | McKinnon zone | no overlays | strong family demand
A competitively strong position is created by the combination of a 659 m² block and an estimated 274 m² building footprint, which is materially larger than typical medium-density stock. The McKinnon Secondary College zoning is relied upon as a primary demand driver, and the absence of bushfire, flood, or heritage overlays is viewed as a practical advantage for future renovation or redevelopment. The pool and three-bedroom, two-bathroom layout are best suited to owner-occupiers seeking school catchment, space, and long-term hold potential.
The final value may be influenced most by the condition of the kitchen, bathrooms, and pool, as these are costly to update. Optionality to extend or reconfigure might be supported by the absence of overlays, but that depends on the existing layout and siting. Street presentation and light orientation could also be weighed by buyers when framing a price view.
Detailed Independent Property Report prepared by PropCred Analyst team for 18 Beths Street, Bentleigh VIC 3204
Checks found:
Value Risk
1
Liquidity Risk
2
Planning Risk
1
Income Risk
2
Execution Risk
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Market Insight
Bentleigh is family-oriented, with incomes 19% above Greater Melbourne and strong transport links driving demand. House values are $1.74–$1.8m, up 7.4% annually, though quarterly growth slowed to 2.03%. Units are $650k–$934k, flat annually, with a sharp −23.1% quarterly fall. Houses take 40–48 days to sell (units: 37); auction clearance dropped 19.5 pts to 60.5%, signalling a cooling market. Rental demand is steady—house rents up 5.7%, units up 3.4%—but yields are modest (houses 2.61%, units 4.13%). Over 178 houses sell annually, yet affordability and rate sensitivity are constraints, shown by slower turnover and lower clearance.
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PropCred Estimated Value
Comparable Sales: 104/18 Hamilton Street, Bentleigh sold at $590k (apartment benchmark) | Property Price Band: $1.8M–$1.9M | Value Drivers: block size, school zone, pool
Bedrooms
3
Bathroom
2
Parking
2
Land
659m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
·
Reviewed by Matt Proctor, Principal Analyst
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