6 Vera Street Murrumbeena VIC 3163

Single-level living on 632m² near station | Metricon build with 7.2-star energy rating | Study and outdoor entertainment | Suburb median $1.695m supports pricing. The property presents a strong buying case for families seeking a turnkey single-level house on a full-size lot in a well-connected suburb. The Metricon build quality with double glazing, a 7.2-star energy rating, and ducted heating and cooling reduces ongoing utility costs and maintenance risk, which is rare for a house of this age. The 632m² lot with 51% site coverage offers a functional floorplan and outdoor space without the compromise of a narrow block, positioning it competitively against newer townhouses. The location near Hughesdale Primary School and the absence of flood or bushfire overlays lower long-term holding risk, while the suburb median of $1.695m provides a clear price anchor for negotiation. The primary risk is the value estimate variance, with one source at $1.38m and another at $1.766m, indicating possible overpricing relative to the street’s 13 properties and the recent $1.605m sale on a 290m² lot. The 1998 last sale suggests no recent capital gains history to validate the current ask. The buyer should negotiate firmly toward the lower end of the range, using the smaller nearby sale and the 2-day market time as leverage. The property suits a long-term hold with rental potential of $1,050 per week, offering a modest yield if purchased below $1.7m. Hold for capital growth driven by land scarcity and school demand.