3 Garden Avenue, Boronia VIC 3155

Quiet cul-de-sac position | 3-bed single-level brick | renovation upside | Boronia Village walkable This property sits in a rare position: a private cul-de-sac in a suburb with strong activity centre growth, on a 450m² lot that allows a buyer to add value through renovation rather than paying a premium for a finished house. The single-level brick structure is sound but dated, meaning the buyer effectively acquires a solid shell in a low-traffic pocket within walking distance of Boronia Village and its 40,000sqm retail base. For a first home buyer or investor seeking a long-term hold, the configuration—three bedrooms, one bathroom, a garage on an easy-care block—offers a straightforward path to equity gain through cosmetic and functional upgrades, without the risk of overcapitalising. The absence of bushfire, flood, or heritage overlays simplifies approvals, and the school zoning to Boronia Heights Primary and Boronia K-12 College adds family appeal. The main risk is the bathroom count; a single bathroom limits immediate appeal to families and may require future addition to maximise resale value. The 31% site coverage leaves room for extension, but the 139m² building footprint means any major reconfiguration will need council input. Buyers should budget for a full kitchen and bathroom refresh, plus possible re-roofing or rewiring given the building’s age. The rental yield at $505 per week is modest but viable for a hold strategy, especially if the buyer can lift the property to a mid-$600,000s valuation post-renovation. Hold for three to five years, renovate in stages, and exit when Boronia’s activity centre densification lifts land values.