2/109 Murrumbeena Road, Murrumbeena VIC 3163

Top-floor flat | small block of four | quiet private position | near schools and transport This property offers a rare combination in Murrumbeena’s current market: a top-floor flat in a deliberately small block of four, which immediately reduces common noise and body corporate complexity. The whisper-quiet, well-maintained interior and single carport make it a strong entry point for first-home buyers or downsizers seeking low-maintenance living without sacrificing privacy. Its location near Murrumbeena Primary School and Glen Eira College adds practical appeal for owner-occupiers, while the long average tenure of neighbours (over 15 years) signals a stable, well-run building. The absence of bushfire, flood, or heritage overlays simplifies due diligence, and the reliable NBN and 5G coverage are supporting conveniences, not prime drivers. The key risk is limited recent sales evidence for this specific unit, making valuation less transparent—buyers should rely on the comparable sale of unit 1/109 at $861k as a ceiling, not a floor. The 2019 purchase price of $612k suggests reasonable capital growth, but the off-market status means you are negotiating without competitive pressure, which can work in your favour if you move quickly. For an owner-occupier, this is a hold-and-enjoy property; for an investor, the lack of rental history means you must verify achievable rent independently. Use it as a quiet, long-term base or a low-fuss addition to a portfolio, but do not expect rapid appreciation in a flat market.