74B Albert Street, Mount Waverley VIC 3149

| Tight rental yield | Secondary school zone | Recent sale history | No major overlays | This property carries two primary risk mechanisms. The 2.87% rental yield sits well below the 3.5-4% typical for Mount Waverley townhouses, meaning the buyer pays a premium for owner-occupied finishes without the rental income to offset holding costs. Being in the Mount Waverley Secondary College zone adds genuine long-term demand, but the property is 1.8km from the school, diluting the walkability premium that most families pay for. The 2021 sale price provides a clear reference point, but without current comparable sales you cannot assess whether the market has moved up or down since then. The absence of flood, bushfire and heritage overlays reduces due diligence risk. This property works best as a hold-to-occupy family home, not an investment. The superior frontage and soaring ceilings are competitively rare for a townhouse in this price band most buyers here are choosing between older detached homes or newer but compact units. The dual school zone coverage, despite distance, still gives it structural demand that smaller townhouses lack. This property serves the buyer who wants new finishes without the construction timeline and who prioritises immediate occupancy over yield or square metre value. The next step is to inspect and confirm whether the views and street presence justify the premium over comparable listings in the immediate 500m radius.