3/4 North Avenue, Bentleigh VIC 3204
3/4 North Avenue, Bentleigh VIC 3204
3-bed townhouse | 2-car parking | 305m² land | school-zoned pocket | no overlay constraints
This townhouse holds a genuine edge in Bentleigh’s infill market because the 305m² land component is larger than what most newer townhouse stock offers, giving it a more house-like footprint without the maintenance burden of a full garden. The 3-bed, 2-bath, 2-car configuration is exactly what family buyers and downsizers in this corridor are looking for, and the school zoning to Bentleigh West Primary and Brighton Secondary adds a practical layer of demand that keeps this property type moving steadily. It sits comfortably within a street that already mixes older homes with medium-density redevelopment, so it won’t feel out of place, and the absence of flood, bushfire, or heritage overlays means fewer hurdles if a future owner wants to renovate or extend. This is best suited to an owner-occupier who wants a solid, low-maintenance base in an established suburb with good amenity nearby.
The value picture here may be shaped by how the interior presents relative to the street’s newer townhouse stock, since the available record doesn’t confirm the build year or finish quality. The rental estimate of $900 per week suggests decent income potential, but the yield profile is typical of inner-metro townhouses rather than standout. The 2021 sale of 45 North Avenue with plans for three townhouses hints at redevelopment pressure in the immediate pocket, which might support land values over time, though this specific property’s smaller parcel limits that upside. Buyers should weigh the condition and layout against the 2003-built comparator on the same street, as age and presentation will likely drive how this townhouse prices relative to its neighbours.
|| Comparable Sales: 1/45 North Avenue sold $1.19M in 2025; 41B North Avenue sold 2024 as 4-bed townhouse | Property Price Band: $1.0M–$1.1M | Value Drivers: land size, school zone, layout practicality
Detailed Independent Property Report prepared by PropCred Analyst team for 3/4 North Avenue, Bentleigh VIC 3204
Checks found:
Value Risk
Liquidity Risk
1
Planning Risk
1
Income Risk
1
Execution Risk
2
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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.
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PropCred Estimated Value
Comparable Sales: 1/45 North Avenue sold $1.19M in 2025; 41B North Avenue sold 2024 as 4-bed townhouse | Property Price Band: $1.0M–$1.1M | Value Drivers: land size, school zone, layout practicality
Bedrooms
3
Bathroom
2
Parking
2
Land
305m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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