8 Aperture Street, Coburg North VIC 3058

Risk: price guide trails recent sales | Growth flat for older units | Overcapitalised if paid near top guide | Land size limits capital upside | Two years of sub-2% growth in this unit segment suggests the guide sits near the market peak already. Paying above $810k risks carrying a property that will not appreciate meaningfully until the broader market lifts again—the 129m² land component provides little scarcity buffer. For an owner-occupier, this holds well as a long-term home; for an investor, the 3.7% rental yield may not cover holding costs given current interest rates. The only logical play here is buying under $790k to preserve equity. Contemporary townhouses under five years old with a double garage and two full bathrooms are rare at this price point in Coburg North. The balance of an entertainer’s kitchen opening to a north-facing courtyard and high ceilings upstairs gives this unit genuine appeal over newer apartment stock in the area. It suits a downsizing professional couple or a small family wanting single-level living on one floor and guest accommodation on another—few alternatives offer this layout within 200 metres of a primary school and tram. Comparable sales from 2024 and early 2025 show similar 3-bedroom units in Coburg North cleared between $785k and $815k, with one superior end-of-row townhouse exceeding $840k. This property sits in the middle of that band, so any offer below $795k would be below recent market evidence and require weak bidding conditions. Book a private inspection before the first open to assess courtyard orientation and verify the finished floor area matches the marketing.