6/4 Cromwell Road, South Yarra VIC 3141

South Yarra flat | 2008 build | dual car spaces | flood overlay | Toorak Primary zone This unit presents a functional two-bedroom offering in a high-demand suburb, distinguished by its dual car accommodation-a relative scarcity in the apartment market that enhances rental appeal and resale liquidity. Its zoning for sought-after government schools, including Toorak Primary, directly targets family and investor demand, while the 2008 construction suggests modern standards without premium heritage constraints. The property is best suited for a long-term investor or an owner-occupier seeking entry into the area with practical amenities. The primary investment risk is the flood overlay, which may impact insurance costs and future lending, while the wide valuation range indicates subjective pricing in a building with mixed capital growth performance. The tenancy profile shows low turnover, suggesting a stable but potentially illiquid block. Proceed only with a precise valuation reflecting the specific unit’s aspect and floor, targeting the lower quartile of the estimated price range. This unit should be held for a minimum seven-year cycle to mitigate the building’s inconsistent growth history. Recent sales within the same and adjacent buildings show varied performance: – 4/6 Cromwell Road (2 bed, 1 bath): Sold for $950,000 after 7 years, achieving 2.15% annual growth. – 103/6 Cromwell Road (2 bed, 2 bath): Sold for $710,000 after 8 years, representing a -0.72% annual decline. – 201/6 Cromwell Road (3 bed, 2 bath): Sold for $1,925,000 in Feb 2026, down from its 2021 purchase price of $2,200,000. – 202/4 Cromwell Road (2 bed, 2 bath): Sold for $1,323,000 in Aug 2025, up from $1,220,000 in 2018. This data reveals highly divergent outcomes, underscoring that individual unit attributes-not just the address-dictate value. Your offer must be anchored to the specific comparables showing positive growth, not the building average.