22 Rice Flower Cres, Strathtulloh VIC 3338
22 Rice Flower Cres, Strathtulloh VIC 3338
4-bed family house | 330m² compact lot | modern fit-out | rental yield near 4% | small land component
A well-configured family house is presented in a newer-growth pocket. Four bedrooms, two bathrooms, and two car spaces are arranged on a compact 330m² lot, creating a low-maintenance layout suited to owner-occupiers and first-home buyers. The modern fit-out, fully fenced yard, and secure parking are integrated as standard. A 7/10 energy rating and FTTP NBN are added for practical appeal, while zoned access to primary and secondary schools is supported by the local area. This lot is positioned at the larger end of the local compact-house segment, offering a slight usability advantage. The best fit is a young family or an investor drawn to active rental demand for detached houses.
Future appreciation may be materially capped by the small land component, given the house-heavy value split. A modern condition and energy rating could support the price level, but that support is offset by the compact site. Rental demand is considered a reliable floor for price. These factors might be weighed when a view on price is formed.
>> Comparable Sales: 12 Rice Flower Cres (~$610k, 2021 sale) and 38 Rice Flower Cres (~$620k, new build) | Property Price Band: $600k-$700k | Value Drivers: compact lot, modern condition, family layout
Detailed Independent Property Report prepared by PropCred Analyst team for 22 Rice Flower Cres, Strathtulloh VIC 3338
Checks found:
Value Risk
2
Liquidity Risk
2
Planning Risk
Income Risk
1
Execution Risk
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Market Insight
Strathtulloh is positioned as a family-focused affordable fringe suburb, with a median house price around $630,000–$635,000, well below metropolitan Melbourne’s $955,000. Demand is driven by middle-income families; most households are couples with children and most residents are owner-occupiers, drawn by new schools, parks and residential estates. House price momentum is subdued and inconsistent across sources, ranging from −0.95% to 2.2% annually, with median selling times of 47–77 days and 159–233 sales in the past year. The unit market shows a 23% median price rise to $558,414, but fewer than five sales make that figure unreliable. House rents sit at $470–$480 weekly, for a gross yield of 3.7%. Growth relies on continued estate development and infrastructure. A Boomscore of 28 signals weak demand-to-supply dynamics and limited near-term price appreciation potential.
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PropCred Estimated Value
Bedrooms
4
Bathroom
2
Parking
2
Land
330m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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