26 Riddle Street, Bentleigh VIC 3204
26 Riddle Street, Bentleigh VIC 3204
5-bed family house | 625m² land | 3-car parking | flood overlay | Bentleigh school zone
A five-bedroom house with three car parking spaces is found on a 625 square metre allotment, which is positioned above the typical family-home size in Bentleigh. The property is served by a single bathroom, a limitation that is balanced by the generous land area and the potential for improvement. It is best suited to a family upgrader or a renovator, as the established school catchment and quiet street character are reinforced by the surrounding stock. The large block is considered a key strength, offering scope for extension or redevelopment.
The property is affected by a flood overlay, which may influence insurance costs and redevelopment approvals. The single bathroom is considered dated and might require updating. Site coverage of 45% is viewed as a limit on extensions, while the lack of heritage overlay is seen as permissive for changes. These factors are weighed by buyers, so a close review of council controls is recommended.
>> Comparable Sales: 19 Riddle Street sold $1.12M in 2015; 10 Riddle Street sold $1.375M in 2022 | Property Price Band: $1.6M–$1.7M | Value Drivers: land size, bedroom count, flood overlay
Detailed Independent Property Report prepared by PropCred Analyst team for 26 Riddle Street, Bentleigh VIC 3204
Checks found:
Value Risk
✓
Liquidity Risk
✓
Planning Risk
!
1
Income Risk
✕
2
Execution Risk
✕
2
Market Insight
Bentleigh is family-oriented, with incomes 19% above Greater Melbourne and strong transport links driving demand. House values are $1.74–$1.8m, up 7.4% annually, though quarterly growth slowed to 2.03%. Units are $650k–$934k, flat annually, with a sharp −23.1% quarterly fall. Houses take 40–48 days to sell (units: 37); auction clearance dropped 19.5 pts to 60.5%, signalling a cooling market. Rental demand is steady-house rents up 5.7%, units up 3.4%-but yields are modest (houses 2.61%, units 4.13%). Over 178 houses sell annually, yet affordability and rate sensitivity are constraints, shown by slower turnover and lower clearance.
PropCred Estimated Value
Bedrooms
5
Bathroom
1
Parking
3
Land
625m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
·
Reviewed by Matt Proctor, Principal Analyst
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