209/103 Bay Street, Brighton VIC 3186

209/103 Bay Street, Brighton VIC 3186
2-bed 2-bath 1-car | 2021 low-rise build | Bay Street walkability | downsizer-grade finishes | overlay sensitivity This property is set in a 2021 five-level building with 110 residences, placing it among the newer apartment options in Brighton’s Bay Street precinct. The internal specification is finished with floor-to-ceiling windows, oak flooring, stone benches and quality appliances, giving it a genuine lock-and-leave quality. It is best suited to owner-occupiers looking to downsize without leaving Brighton, professional couples wanting a low-maintenance base, and investors seeking a well-presented unit in a walkable retail village. The beach proximity and strong public-school catchment add practical appeal that many newer apartments in the area cannot match. Value may be shaped by overlay constraints, as heritage and flood overlays are recorded for the site area. Insurance costs and renovation flexibility might be affected by those overlays, while lower-level units could experience more street noise and less privacy from Bay Street activity. Apartment price growth in Brighton has been soft in recent years, but solid weekly rents and strong demand for well-finished two-bedroom units may support value over time. The exact floor level and orientation are worth confirming before bidding, as they will influence light, outlook and price.
Detailed Independent Property Report prepared  by PropCred Analyst team for 209/103 Bay Street, Brighton VIC 3186
Checks found:
Value Risk
Liquidity Risk ! 1
Planning Risk 2
Income Risk 2
Execution Risk ! 1
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Market Insight

Brighton VIC retains prestige bayside appeal, yet the current pricing cycle is mixed. House medians range from $3.125m to $3.31m, with annual growth flat to -8% depending on source; REIV records a 2.8% quarterly dip. Units are the weak spot: Property.com.au shows a 13.8% annual price decline, and REIV an 8.8% quarterly fall. Underlying rental demand is firm—vacancy is a constrained 0.6% against the 3% healthy benchmark, house rents have risen 8% annually, and rented house volumes are up 19%. This is drawing interest from investors seeking yield, while high-income owner-occupiers sustain the premium house segment. The main constraint is affordability and rate sensitivity, with slower unit sales (108 days on market) signalling further downside risk.
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PropCred Estimated Value

Comparable Sales: 4/103 Bay Street sold at $805,000; 109/103 Bay Street around $666,000 | Property Price Band: $700,000–$800,000 | Value Drivers: floor level, internal condition, orientation and light exposure

Bedrooms

2

Bathroom

1

Parking

1

Land

2314m²

Research & Review Prepared by Steve Dalton, Senior Analyst · Reviewed by Matt Proctor, Principal Analyst
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