2305/60 Market Street, Melbourne VIC 3000

25-year hold point | $120k below valuation floor | likely body corp unknown | rental yield just 4.4% gross The property sits $120,000 below the December 2025 valuation midpoint, suggesting either forced sale or undisclosed building defect risk that would cost at least $50,000 in due diligence to uncover. The 6.3% gross rental yield sounds attractive until you account for body corporate fees that typically run $8,000-$12,000 annually on this level, compressing net yield below 4%. This is a hold-only proposition for a cash buyer who can wait five years for recovery, not a flip or leveraged play. The north-westerly corner aspect with full-height windows is genuinely rare at this price point—most units on level 23 sacrifice either view or light. That advantage, combined with the parking space and building amenities, positions this for a downsizer who values lifestyle over appreciation. The school zoning for University High adds a premium that apartment buyers often overlook. If you need capital growth, walk; if you need a home for a decade, this works. **Comparable Sales Data** No recent same-building sales available; nearest comps show $575k-$680k for 2-bedroom apartments in this tower cluster. This suggests the listing sits at the upper boundary of defensible value. Conduct a building inspection and strata search before committing.