36 Gumbowie Avenue, Clifton Springs VIC 3222
36 Gumbowie Avenue, Clifton Springs VIC 3222
Quiet suburban street | Established 3-bed house stock | Family-oriented demand | Mid-market coastal fringe | Modest land footprint
This property sits in a settled residential pocket where detached houses on conventional lots are the norm. The configuration aligns with what local buyers consistently seek—three bedrooms, one bathroom, and parking for one or two cars—making it a practical entry point for first-home buyers or downsizers wanting single-level living without premium coastal pricing. The street itself carries an owner-occupier character, with transaction history stretching back decades, which suggests stability rather than speculative turnover. For a buyer prioritising school catchments, suburban quiet, and straightforward maintenance, this house offers a functional fit that competes well against newer but often smaller infill product elsewhere in the suburb.
Value may be shaped by how the property’s condition and presentation compare with neighbouring examples, as modest upgrades to kitchen or bathroom can shift perceived worth noticeably in this price segment. The land size, likely under 600 square metres, might limit extension potential, but it also keeps upkeep manageable. Orientation and internal layout could influence appeal more than any single feature, since buyers here tend to weigh practicality over flair. The slower sales pace typical of the area suggests patience in pricing, while any recent renovation or fresh presentation could justify a firmer position.
Detailed Independent Property Report prepared by PropCred Analyst team for 36 Gumbowie Avenue, Clifton Springs VIC 3222
Checks found:
Value Risk
1
Liquidity Risk
2
Planning Risk
Income Risk
2
Execution Risk
1
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Market Insight
Clifton Springs, a residential suburb fronting Port Phillip, is driven by older professional childless couples; 80.1% of homes are owner-occupied. Demand is steady, with houses selling in 34–42 days and annual sales near 184. Median house prices span $660,000–$712,000, with quarterly growth of 1.9% but mixed 12-month figures from -2.2% to +4.9%. Five-year growth is stronger: houses up 33.3%, units up 44.6%. Rental yields are modest at 3.7–4.1% for houses. Future growth is supported by tight rental supply—just nine properties available—and firm owner-occupier demand. Constraints include affordability stress given moderate incomes relative to prices, and an ageing demographic that may narrow the future buyer pool.
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PropCred Estimated Value
Comparable Sales: 38 Gumbowie Avenue sold $635,000; 6 Gumbowie Avenue sold $550,000 | Property Price Band: $550K–$650K | Value Drivers: condition, land size, layout
Bedrooms
3
Bathroom
2
Parking
2
Land
590m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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