22 Shackell Street, Coburg VIC 3058

Bungalow scale on 571sqm | 6-bedroom flexibility | Auction clearance 75% | Above-average energy score | 1 day on market The property’s competitive strength lies in its rare combination of a grand bungalow footprint, six bedrooms, and a 571sqm parcel in a suburb where median land is tighter. For a buyer seeking multigenerational or dual-income household capacity, the layout’s adaptability reduces the need for future structural change. The 5.1 energy rating, above the state average, lowers ongoing holding costs and differentiates it from older stock. This suits a family prioritising immediate move-in condition and room count over cosmetic updates. The primary risk is the price gap between the $1.6m–$1.73m guide and the Domain estimate of $1.16m, which signals potential overpricing relative to recent comparable sales in Shackell Street. This may deter cautious bidders and narrow the buyer pool, increasing the chance of a passed-in auction. The opportunity is to negotiate from a position of market evidence, using the estimate and local comps to anchor below the guide. For a buyer who can hold, the property’s land-to-improvement ratio and zoning flexibility support long-term value retention. Approach the auction with a ceiling based on verified sales, not the guide.