25 Meanderri Drive, Inverloch VIC 3996

Starlight rental shortfall | Solar offset weak | Deck dominates living | No flood/bushfire overlay | 5G but fibre is FTTN The $10,000–$15,000 gap between the $808,000 estimate and the $825,000 list price reflects real rental underperformance-$475–$555 per week against a $515 median means the buyer absorbs a yield near 3.2%, not the 3.5% the price implies. The 6.6kW solar system reduces power costs by roughly $1,200 annually, but does not close the income gap. The 282m² building on 799m² yields a 35% coverage ratio, which is rare for Inverloch-it signals future subdivision potential or a high-capacity family hold, not a flip. The 24 Meanderri Drive comparable at $790,000 with the same bedroom count confirms the price premium is for square metres, not bedrooms. A buyer should treat this as a long-term coastal hold, not an immediate cash-flow play. The competitive edge is the building site ratio and the absence of overlay constraints-no bushfire, flood, or heritage triggers means lower insurance costs and faster approvals for any addition. The 4-car configuration, which includes a tandem carport and boat space, is a structural differentiator on a 799m² lot within walking distance of beaches; most Inverloch comparables in this price band cap at 2 cars. This property serves the owner-occupier who prioritises internal space and vehicle storage over yield, or the buyer seeking a dual-purpose hold with future subdivision optionality. The cathedral ceiling and northerly aspect are not top-tier value drivers-they improve livability but do not shift the appraisal-so the buying case rests on the site efficiency and the low-risk planning envelope. Verify the FTTN performance with a speed test before exchange; if it fails, the 5G backup is adequate but the property loses one of its few future-proofing arguments.