31 Small Road, Bentleigh VIC 3204

Large family home on 726m² | 3-car parking | prime school zone | auction with strong clearance This property presents a competitively strong offering for a family seeking space and location in a high-demand suburb. The 726 square metre land parcel is a significant point of rarity in Bentleigh, offering substantial future flexibility and immediate outdoor space that newer developments cannot match. Its configuration with three bedrooms, two bathrooms, and three car spaces directly targets the family buyer, a dominant demographic in this market. The location within half a kilometre of Tucker Road Bentleigh Primary School solidifies its appeal to this core buyer segment, while the absence of planning overlays simplifies potential future renovation or extension plans. This house is best suited to an owner-occupier who values land size over turn-key finishes and is prepared to compete at auction. The decision hinges on navigating an auction environment where comparable sales data is scarce and dated, presenting a pricing risk. The only recent direct comparable, a two-bedroom unit at 1/1 Small Road, sold for $1,076,000, which does not adequately benchmark this far larger, free-standing house. A more relevant, though pre-pandemic, townhouse sale at 2/5 Small Road achieved $1,185,000 in March 2020, highlighting substantial market movement since. This lack of fresh, like-for-like sales compels a buyer to derive value from broader suburb metrics, where the median for three-bedroom houses sits at $1.6 million amidst a very fast five-day market. The commercial opportunity lies in securing a large block in a tightly held, owner-occupied street, but the judgment call is to enter the auction with a disciplined limit based on a cost-per-square-metre land analysis, not emotional bidding. This property should be held as a long-term family home to realise the full value of its land asset. *Recent sales context for Small Road, Bentleigh:* – **1/1 Small Road:** Sold for $1,076,000. A two-bedroom, one-bathroom unit with two car spaces. – **2/5 Small Road:** Sold for $1,185,000 in March 2020. A three-bedroom plus study, 2.5-bathroom townhouse. This sales history underscores that this free-standing house on a large block is transacting in a different price bracket entirely; the older townhouse price from 2020 merely establishes a stark baseline for capital growth, while the unit sale confirms the premium for land. Your bidding must reflect its unique position as a scarce, substantial landholding in a prime school catchment.