95 Newgrange Boulevard, Clyde North VIC 3978

Smaller land size | Fewer bathrooms than nearby comparables | Recent sales cluster $850k-$1.4m | Zoned for Cranbourne East Secondary College | Fibre and 5G infrastructure. This property presents a competitively priced entry point into a well-established street, where typical tenure exceeds six years, indicating a settled owner-occupier demographic. Its five-bedroom configuration aligns with core family demand, while the smaller land parcel and reduced bathroom count structurally position it below the premium sales on the boulevard. The established infrastructure, including fibre-to-the-premises and 5G, supports modern living without being a primary value driver. This house best serves a budget-conscious family seeking access to the noted school catchment, accepting a compromise on space and amenity scale to secure a foothold in the area. The decision hinges on accepting a configuration that is demonstrably inferior to recent sales, creating a tangible ceiling on capital growth relative to larger, more amenity-rich homes on the street. The primary risk is paying a land-rate premium per square metre due to the compact lot, while the opportunity lies in acquiring a functional family home below the street’s peak price points, with a logical path to add value through a bathroom renovation. Hold this property as a long-term principal residence to offset its growth limitations with utility, rather than as a short-term investment vehicle. Recent sales on Newgrange Boulevard provide a clear value bracket: – 43 Newgrange Blvd: Sold for $1,180,000 in January 2026 (5 bed, 3 bath, 476m² land). – 61 Newgrange Blvd: Sold for $1,400,000 (5 bed, 5 bath). – 108 Newgrange Blvd: Sold for $850,000 (4 bed, 3 bath). Given its smaller land size and fewer bathrooms, 95 Newgrange Boulevard should be valued significantly below the $1.18 million sale, likely positioning it closer to the lower end of this spectrum, justifying a buyer’s offer well under $1.1 million.