2/4 Enderly Avenue, Reservoir VIC 3073

New-build premium | thin land | no recent sales to anchor value | auction without comparable evidence | quiet street trade-off. The core risk is the lack of recent comparable sales within two kilometres, which the agent’s statement itself confirms, leaving the buyer to price this townhouse without a reliable market floor. The 163-square-metre lot is shallow for a modern three-bedroom, and the $775,000 estimated value sits at the top of the guide, meaning any bid above $740,000 carries risk of paying for the developer’s margin rather than the land’s worth. The opportunity rests in the new build condition and double garage, which are rare in this pocket and could hold rentability if the buyer intends to hold medium-term rather than flip. The firm judgment is to treat this as a use-case property for a buyer who will live in it, not trade it within five years. The competitive strength is the new build with two car spaces in a suburb where older stock often squeezes parking, and the zoning for Reservoir Views Primary School within walking distance gives a tangible advantage for families. The modern layout with two bathrooms and a separate toilet works as a low-maintenance home for a professional couple or small household who value lock-and-leave efficiency over garden space. For a buyer who wants a turnkey home without renovation risk and can absorb the uncertainty around the price ceiling, this townhouse suits the careful bidder who prioritises condition and location over speculative upside. The next step is to get a building and pest inspection before auction day, because without recent sales data your only anchor is the physical condition of the property itself.