26 Bourneville Avenue, Brighton East VIC 3187

Energy rating 0/10 | studio adds value but not income | pool costs to run | 31% site coverage limits extension The decision to proceed here requires reading the Energy Efficiency Rating as a floor, not a feature—this home will cost materially more to heat and cool than comparable properties, and the buyer should budget $8,000 to $15,000 for retrofit insulation and glazing before occupancy. The studio, while spacious and well-finished, does not generate rental income under current zoning and must be valued as a flexible living space, not a revenue stream. The swimming pool, visible on satellite, adds maintenance liability of approximately $3,000 to $5,000 annually and may deter families with young children. On opportunity, the 650-square-metre lot on a premier avenue offers genuine redevelopment optionality, though 31% site coverage means any extension will require careful design to avoid triggering setback or heritage constraints. Hold this property for medium-term capital growth from land value, not immediate rental yield. This property competes on unmatched lot size and location for Brighton East, not on condition or efficiency. The combination of a rear studio and a 5-zone living layout is rare in this corridor, making it a strong fit for a multi-generational family or a buyer who works from home and wants separation between living and work zones. The local school catchment for Hampton Primary and Brighton Secondary College strengthens resale demand among families, while the proximity to Dendy Park and golf course adds lifestyle liquidity. For a buyer willing to invest in energy upgrades and accept the pool’s overhead, this property offers a differentiated position in a market where most houses at this price point compromise on either land or layout. The next step is to commission a building inspection focused on the pool structure and studio waterproofing, and a sustainability audit to understand the retrofit cost before offering.