22 Wentworth Avenue, Sandringham VIC 3191

| Bayside 4-bed all-ensuite | Two-storey on 687m² | Solar/hydronic heating | 1999 sale skews history | This analysis pulls no punches. The primary risk here is the disconnect between the current price range and the property’s 1999 last sale, combined with a prior 580-day unsold listing in 2019 — that indicates a history of overpricing. For the buyer, this means paying a premium that may not hold in a soft market, especially given the estimated rental yield is below 4.5%, which is thin for a house of this size. The opportunity lies in the all-ensuite layout and solar/hydronic systems, which reduce ongoing costs and appeal to a high-end tenant if you decide to hold. The judgment call is clear: this is a hold for lifestyle, not a flip, and you need a margin of safety in your offer. What makes this property competitively rare is the 281–479m² internal area with four ensuites and a primary bedroom featuring two walk-in wardrobes — that is unmatched in most Sandringham listings for a single-family home. For a buyer who values space for a larger family or a couple needing separate home offices, this layout is a structural advantage. The 5G coverage and EV charger are supporting value adds, but FTTP or NBN speed is not a prime driver here. This property serves best an owner-occupier planning to stay for seven-plus years, who can absorb any short-term market correction. To secure it at a fair price, you must verify the 2019 listing history with the agent and compare directly to recent sales of four-bedroom ensuite-heavy houses within 1km — then adjust your opening bid accordingly based on verified data, not automated estimates.