289-291 Humffray Street N, Ballarat East VIC 3350
289-291 Humffray Street N, Ballarat East VIC 3350
4 bed on 549m² | off-market opportunity | period character likely | family or investor fit | heritage controls possible
What stands out here is the configuration. A four-bedroom house on a mid-sized block in Ballarat East is not the standard three-bedroom cottage product that dominates this part of town. That extra bedroom gives the property genuine flexibility, whether it is a growing family needing space or an investor looking for strong rental appeal near the CBD and station. The land is practical rather than generous, but it is enough to offer rear yard potential without the maintenance burden of a larger allotment. Given the established streetscape and the character-rich housing stock around it, this property likely appeals to buyers who want period charm but need more room than a typical miner’s cottage provides. It sits comfortably in the middle of the local market, not exceptional on size, but above average on layout.
The main factors that might shape price are condition and heritage. If the house retains original features and has been reasonably maintained, it could command attention from buyers who value character. But if renovation is needed, the cost of updating an older dwelling should be weighed carefully, particularly if heritage overlay restricts external changes. The four-bedroom layout on this land size may also limit future extension options, so the existing floor plan needs to work as-is or with modest internal updates. Buyers should consider how much they are willing to invest after purchase, and whether the current bathroom count is adequate for their needs.
|| Comparable Sales: 287 Humffray St N sold $685,000; 204 Humffray St N listed $620k–$650k | Property Price Band: $550K–$650K | Value Drivers: bedroom count, land size, heritage status, condition
Detailed Independent Property Report prepared by PropCred Analyst team for 289-291 Humffray Street N, Ballarat East VIC 3350
Checks found:
Value Risk
2
Liquidity Risk
Planning Risk
1
Income Risk
1
Execution Risk
2
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Market Insight
Ballarat East (3350) is positioned as a tight, seller-friendly residential market with a median house price of $520,000 and 12.19% annual capital growth, though the past 12 months show a softer 3.65% gain. Units are weaker, down 5.38% year-on-year to a $378,500 median. Demand is underpinned by Ballarat-wide sales momentum—house sales surged 30.7% and unit sales 16.9% in Q4 2025—against limited new supply: 44 houses, 158 units and 68 townhouses are planned, below current transaction volumes. The 0.7% vacancy rate sits well under the 3% benchmark, supporting house yields of 4.41% and unit yields of 5.01%. Houses sell in around 42 days. Future growth drivers include $539.1 million in 2026 projects, including $53.4 million infrastructure, plus strong school catchment demand. Key constraints are deepening undersupply and a seller’s market that may stretch affordability.
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PropCred Estimated Value
Comparable Sales: 287 Humffray St N sold $685,000; 204 Humffray St N listed $620k–$650k | Property Price Band: $550K–$650K | Value Drivers: bedroom count, land size, heritage status, condition
Bedrooms
4
Bathroom
1
Parking
2
Land
548m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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