2405/22-24 Jane Bell Lane, Melbourne VIC 3000

North-facing 24th floor | Unobstructed panoramic views | QV complex lifestyle | 2-bedroom rarity in high-rise | Strong rental demand This property’s primary competitive advantage is its north-facing orientation on the 24th floor, delivering abundant natural light and unobstructed city views that are genuinely scarce in this building and generally command a premium over lower or south-facing units. The QV complex location offers resort-style amenities and strong lifestyle appeal within the CBD, making it well-suited for owner-occupiers seeking a high-quality urban residence or investors targeting tenants who prioritise views and natural light. The recent comparable sale at $730,000 for unit 4106 in February 2026 suggests upward market pressure, and this unit’s superior positioning could justify a valuation above that level, particularly given the limited availability of such configurations. The primary risk is the building’s ownership profile, with 51% of units held for over ten years, which may indicate slower turnover and potential liquidity constraints when reselling. However, this also suggests stable capital growth and a mature owner base that reduces the likelihood of distressed sales. The rental yield from comparable units is strong, with two-bedroom apartments achieving around $720 to $780 per week, providing a solid income buffer for investors. The lack of bushfire, flood, or heritage overlays reduces regulatory risk, while the zoning for Carlton Gardens Primary School and University High School adds long-term appeal for families. The property’s older purchase history from 2005 implies significant capital appreciation since, but current estimates ranging from $640,000 to $777,000 indicate a wide valuation gap that requires careful negotiation.