206/54 La Scala Avenue, Maribyrnong VIC 3032
206/54 La Scala Avenue, Maribyrnong VIC 3032
206/54 La Scala Avenue | 2-bed 2-bath apartment | 66 m² in a secured 2010s estate | near Highpoint, river and transport | second bathroom beats most local stock
This unit is positioned within a fully built-out 2010s estate in a quiet pocket of Maribyrnong, and its main competitive edge is found in the two-bathroom layout, which is seen less commonly than the standard one-bathroom configuration across most local apartment stock. The 66-square-metre internal area is considered compact but workable for a single person, couple, or small household, and the secure entry, underground parking, and storage allowance are designed for genuinely functional everyday living. The location is regarded as strong because city-edge convenience is balanced with parkland and river access without the property being situated on a noisy main road. The best-fit buyer is considered to be a first-home owner-occupier or downsizer wanting a lock-up-and-leave property in an established estate, with the second bathroom adding practical appeal for anyone who hosts guests or shares with a flatmate.
The main value factors are represented by floor level and aspect, which may position this unit at either end of the local price range depending on natural light and outlook. The earlier construction phases of the estate may be seen as carrying slightly less premium than the later stages, and the compact 66-square-metre footprint could be considered limiting for buyers wanting more generous living space. Recent softening in the suburb’s values should also be weighed when forming a view on entry price, though consistent rental demand tempers some of that downside.
Detailed Independent Property Report prepared by PropCred Analyst team for 206/54 La Scala Avenue, Maribyrnong VIC 3032
Checks found:
Value Risk
Liquidity Risk
Planning Risk
2
Income Risk
2
Execution Risk
1
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Market Insight
Maribyrnong’s housing market is soft, with median house prices ranging from $760,500 to $1.208 million and annual growth negative across all sources, from -0.58% to -11.7%. Units are steadier, with one source showing 5.5% growth and rental yields robust at 5.6% for units and 3.28-3.63% for houses, underpinning investor demand. Rental demand is firm: house rents rose 8.1% and unit rents 4.2% over the past year, with low vacancy rates of 1.45% for houses and 0.93% for units. Buyer confidence has retreated, with auction clearance rates down 10.3 percentage points for houses (to 50.6%) and 20.0 points for units (to 40.0%). Annual house sales volumes vary widely across data providers, from 90 to 132, indicating moderate activity. Price volatility, lower clearance rates, and rent growth point to a market balancing affordability pressures against steady rental demand.
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PropCred Estimated Value
Comparable Sales: evidence for similar units in the estate at $445k–$460k in early 2022; 308/54 traded in late 2024 as a larger 81 m² two-bedroom | Property Price Band: $450k–$550k | Value Drivers: two-bathroom layout, secure estate setting, condition and presentation
Bedrooms
2
Bathroom
1
Parking
1
Land
1.82 ha
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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