30-32 Edgecombe Street, Kyneton VIC 3444

1858 heritage | flexible 5-bed plus study | 12′ ceilings & six fireplaces | prime school zone This property presents a compelling proposition for a buyer seeking substantial, character-filled accommodation in a tightly held location, with its 1850s heritage fabric offering both rarity and enduring appeal. The flexible layout, accommodating five bedrooms plus a study, serves a family seeking space for multigenerational living or professional work-from-home arrangements, while its position within the Kyneton Primary and High School zones anchors its long-term desirability. The combination of original period details-such as pressed tin ceilings, timber floors, and multiple working fireplaces-with a renovated kitchen creates a move-in ready proposition that avoids the immediate capital demands of a restoration project. Its lack of bushfire or flood overlays further reduces perceived risk and broadens its buyer pool. The decision to proceed hinges on reconciling significant data discrepancies that materially impact valuation. The land size conflict-with records showing 556m², 569m², and a much larger 1436m²-creates a fundamental valuation risk, as does the variance between three and five bathrooms. A buyer must verify these specifics through a title review and physical inspection, as an incorrect assumption on land size or utility could misprice the property by hundreds of thousands. The commercial opportunity lies in the potential undersupply of verified, large-block heritage homes in the area, suggesting strong capital retention if the larger land parcel is confirmed. Given the available data, this property is a hold for a buyer who values character over certainty and is prepared to conduct exhaustive due diligence to validate its physical and legal attributes. A recent comparable sale nearby provides a critical benchmark: a property at 3 beds, 2 baths, 2 cars on 569m² sold for $1,475,000 in November 2025. This transaction underscores the premium achievable for well-presented homes in the area, yet it also highlights the pricing challenge for the subject property. Given its greater bedroom count, heritage significance, and potential land area, a value above this comparable is justified, but the quoted price of $2,795,000 demands that the superior features and dimensions be unequivocally verified to bridge the substantial gap.