2 Graffs Avenue, Doreen VIC 3754

| 4-bed double-storey Metricon | 625m² no overlays | Hazel Glen College zone | balcony & alarm | This property offers a rare combination of scale and simplicity in Doreen. The Metricon build from 2011 provides a known construction standard, and the 625m² block without bushfire, flood, or heritage overlays removes the most common friction points for buyers. The zoning for Hazel Glen College is a structural advantage, not a marketing line, and the multiple living zones suit families who need separation between adults and children. The balcony adds a point of difference in a suburb where most double-storey homes lack one. This house works best for a buyer who wants a low-risk, turnkey family home in a catchment that holds demand. The price gap between the estimated value of roughly $1.06-$1.14m and the $1.3m asking price is the central risk. That spread suggests the seller is testing the market, and a buyer should not pay more than the upper end of the valuation range unless they intend to hold for five-plus years. The rental return of $630-$790 per week is modest against the price, so this is not a yield play. The NBN FTTN is adequate but not a premium feature. The opportunity is in the lack of overlays and the school zone, which insulate resale value. Hold this property as a long-term family base and do not overpay at the negotiation table.