74 Haydens Road, Beaumaris VIC 3193

Price guide well below value | single owner since 1999 | low street turnover | auction risk from gap The price guide of $1.85m–$2m sits materially below estimated value of ~$2.45m, creating a risk the vendor may hold a high reserve that forces the buyer to bid well above guidance or waste time on a passed-in property. The corner block and original gardens offer potential for future subdivision or extension, but the 451m² land size limits scale; a buyer pays for owner-occupier condition rather than development upside. Given the low street turnover and 25-year single ownership, hold for stable capital growth rather than short-term flip. This is a rare entry into a tightly held Beaumaris street where 90% of properties are owner-occupied. The four-bedroom layout on a corner block suits a family seeking Beaumaris Secondary College zoning with minimal compromise on condition. It best serves a buyer who values immediate liveability and long-term suburb scarcity over renovation profit. To test the gap between guide and likely reserve, instruct your conveyancer to request a vendor price statement before auction day.