91 Kearney Drive Aspendale Gardens VIC 3195

2m elevation | 44% site coverage | no overlays | FTTN not FTTP or FTTB The core risk here is drainage and future renovation cost: at only 2m ground elevation with 44% site coverage, any rear extension or basement work will require significant waterproofing and council negotiation, likely costing $80,000–$120,000 above standard builds. The absence of bushfire, flood, or heritage overlays removes most planning delays, making this a straightforward hold if you do not need to alter the building envelope. For a buyer wanting a turnkey family house with an office and dual workstations, this property works as-is; for anyone intending to maximise land value, the current floorprint leaves tight margins. What is competitively strong here is the refined internal layout with multiple living zones and a dual-workstation study in a suburb where comparable recent sales show price stability in the $1.2m range. The 3-car capacity and FTTN NBN with 5G coverage are functional extras that reduce daily friction for a remote-working family. This property best serves a professional couple or small family who will use the existing design rather than renovate, and who value school zoning and low overlay risk over raw land upside. If you are considering this house for its floorplan and location, the next step is to order a drainage and soil report before auction, as the elevation risk is the only material unknown that could shift your maximum bid by more than $50,000.