9 Albert Road, North Warrandyte VIC 3113

| 1,440sqm on owner-occupied street | below-median price range | school catchment edge | no recent street sales | This property offers a rare configuration edge: a large land holding on a street with 100% owner-occupier character and no rental churn, in a suburb where median three-bedroom houses trade at $1.21 million. The asking range sits below that median, which positions a buyer to acquire land at a discount to recent estimates. The school catchment for Warrandyte Primary and High School adds long-term demand stability, particularly for families seeking government schooling within a short radius. The property serves best a buyer who prioritises land value and neighbourhood tenure over immediate cosmetic condition, and who can hold through a market with zero auction clearance rate. The primary risk is the absence of recent street sales data, which means pricing is inferred from broader suburb metrics rather than direct comparables. This introduces valuation uncertainty that a buyer must offset with independent building and pest inspections, and a cautious offer strategy. The opportunity lies in the gap between the agent guide and the higher Property.com.au and Domain estimates, suggesting room to negotiate below the top of the range. Hold this property as a land bank in a low-turnover street; its value will accrue through scarcity and demographic stability, not short-term flipping.