20 Canterbury Street, Hughesdale VIC 3166

Flood risk detected | Bedroom count mismatch after renovation | Suburb price growth slowing to 4% or negative | Longer than typical selling time of 35 days The flood risk overlay is a material cost mechanism that may raise insurance premiums by an estimated $600-$1,200 annually and could reduce future buyer pool at resale. The renovation-driven bedroom count increase from 3 to 5 adds functional space but creates valuation uncertainty: the high-end estimate of $2.1 million sits above the $1.85 million asking range, while the low-end estimate of $1.14 million suggests a 38% gap from list price. This property is best held as a long-term family residence where the extra bedrooms and multiple living zones deliver utility value, not as a short-term flip. The 612 sqm land parcel with 62% building coverage offers rare depth for future extension or subdivision in a tight Hughesdale market where median house values sit at $1.42 million. The formal lounge plus open-plan family layout serves dual-income families needing separate adult and children’s zones, while the study and ensuite add premium functionality. This property best suits a buyer who values space and location over immediate price certainty and who can absorb the insurance cost of the flood risk. To resolve the value gap and confirm whether the $1.85-$1.95 million ask is justified, obtain a formal building and pest inspection focused on the flood zone implications, then cross-check the renovation permit history to validate the bedroom count and any structural changes.