2/13 Martin Street, Rosebud VIC 3939

Rising price floor | bedroom count discrepancy | land value tilt | long holding period with no recent sale data | yield constrained for investors The listing presents a structural risk in the stated bedroom count: two versus three across sources creates valuation ambiguity and may limit buyer pool or financing terms. The land component at 280 square metres in a beachside corridor near walking access to retail is the primary value driver, not the dwelling itself. With the last verified transaction in 2009 and no re-sale testing since, current pricing around the implied $730,000 figure relies entirely on market movement assumptions rather than direct evidence. This property suits an owner-occupier seeking lifestyle position with a view to land-holding rather than short-term capital events, but fails the yield test for investors at a 3.8-4% suburb rental return. The competitive strength is location density: within walking distance to both beach and shops, which remains rare within the Mornington Peninsula unit stock. The double garage and land size of roughly 280 square metres provide functional advantage over typical villa units, giving the buyer above-average storage, vehicle access, and potential for future rear garden or parking sub-division only if zoning permits. It best serves a downsizer or local family prioritising immediate amenity over capital growth. The credible floor price is validated by the $270,000 2009 sale and a 3.3% suburb growth rate; at current estimate the buyer pays for position and land, not structure. To move forward, verify the bedroom count against council records and commission a building inspection focused on the pre-2009 envelope, then compare directly against the two-bedroom median of $518,000 to gauge negotiation headroom.