IM MODE DeskVal SAMPLE Rev 1 — Critique Incorporated 📅 Tuesday, 03 June 2026 — 11:00 AM AEST

12 Blanche Street, Frankston VIC 3199

Prepared by Adam Gee · adam@agentbridge.com.au · Reference: DeskVal-DAR-2026-0603

LOW

$780,000

Deferred maintenance, yield-floor scenario, below-median presentation

MID

$850,000

Standard presentation, average condition, normal marketing campaign

HIGH

$930,000

Cosmetically renovated, above-average presentation, strong campaign

Property Snapshot

Full address	12 Blanche Street, Frankston VIC 3199
Property type	Residential dwelling — single title, established
Year of construction	circa 1985 (estimated)
Title type	Torrens title (assumed — no title search conducted)
Lot area	600 m² (estimated)
Gross floor area	120 m² (estimated)
Bed / bath / car	3 bed / 1 bath / 1 car (estimated)
Zoning	Neighbourhood Residential Zone — Schedule 1 (NRZ1), City of Frankston
Local government area	City of Frankston
Condition	Average to good (estimated — no inspection)
Suburb median (houses)	$835,000 to $840,000 (Frankston township, excl. Frankston South)
Free-stack evidence base	4 dwelling comparables; supplementary land-rate data point; 3 approaches reconciled

4. Comparable Market Evidence

Data sources: Free public stack only (REA, Domain, Raine and Horne, PropertyValue.com.au, YIP, HTAG.com.au). No paid backend (Pricefinder / RP Data) was configured. The L/M/H range reflects this free-stack evidence base — a paid run would narrow the range by approximately $50,000 to $80,000.

Note on 17 Brooklyn Avenue: This property (sold 18 January 2025, $705,000) was identified as an unimproved 877 m² vacant block — NOT a dwelling. It is excluded from the dwelling comparable set and used only as a land-rate reference in Approach 3 (§5.3).

Address	Type	Bed/Bath/Car	Lot area	Sale price	Date	Note
23 Grimwade Crescent, Frankston	House	3 / 2 / 2	[TBC] ~700 m²	$800,000	Mar 2024	27 months old — downweighted; mid-range comp
4 Nursery Avenue, Frankston	House (dev-potential lot)	3 / 1 / 1	~1,418 m²	$1,010,000	Apr 2025	Large lot; dev-potential strip applied (-25%). Supplementary only.
6 Talara Court, Frankston	House	3 / 2 / [TBC]	[TBC]	$925,000	Nov 2025	29 days on market (above 14-day suburb avg). HIGH scenario only.
3 Marillac Court, Frankston	House (renovated)	3 / 2 / 4 ✓ confirmed	[TBC]	$910,000	Nov 2025	Renovated: gourmet kitchen, outdoor kitchen, 2 bath, 4 car. Adjusted to avg-condition subject: ~$794k.
17 Brooklyn Avenue, Frankston	VACANT LAND — not a dwelling comp	N/A	~877 m²	$705,000	Jan 2025	Unimproved block; used as land-rate reference ($804/m²) in Approach 3 only.

Source: Domain.com.au sold listings; Raine and Horne Shoreline (Marillac Court confirmed attributes); REA sold listings. All Frankston VIC 3199.

5. Desktop Assessment — Three Approaches

Approach 1 — Direct Comparable Sales

Parameter	Low	Mid	High
Time adjustment rate	0.9%/month (≈11.4% p.a. — deliberate taper below 14% suburb median)
Marillac Ct (floor, adj.)	$794k	$794k	—
Nursery Ave (suppl., adj.)	—	$859k	$859k
Talara Court (adj.)	—	$906k	$906k
Grimwade Crescent (adj., ½-wt)	—	$907k	$907k
Approach 1 indicated	$800k	$848k	$925k

Approach 2 — Rental Yield Cross-Check

Parameter	Low	Mid	High
Market rent (per week)	$550	$575	$600
Gross annual rent	$28,600	$29,900	$31,200
Gross yield adopted	3.80%	3.69%	3.55%
Indicated value	$753k	$810k	$879k

Approach 3 — Land Rate Cross-Check (Supplementary)

Parameter	Low	Mid	High
Land rate ($/m²)	$750	$800	$900
Land value (600 m²)	$450k	$480k	$540k
Improvement DRC (circa-1985, avg)	$250k	$290k	$330k
Indicated value	$700k	$770k	$870k

Land rate derived from 17 Brooklyn Avenue vacant block ($705,000 ÷ 877 m² = $804/m²). Approach 3 is supplementary; established residential market pricing typically exceeds cost approach by 5–15% in active markets.

Reconciled Indicative Value Range

	LOW	MID	HIGH
Indicative value	$780,000	$850,000	$930,000
Scenario	Deferred maintenance, yield-floor scenario	Average condition, standard presentation, 14-day DOM	Cosmetically renovated, above-average presentation, strong campaign
Arithmetic	Yield floor $753k; direct-comp floor $794k (Marillac adj.). LOW = $780k bridges both.	70% × $848k + 30% × $810k = $836.6k → adopted $850k (Approach 1 central tendency $840k–$855k)	Talara Ct ($906k adj.) + Grimwade ($907k adj.); Talara unadjusted $925k at ceiling

8. Value Drivers & Risk Factors

Positive value drivers

Factor	Impact
$1.1B hospital redevelopment — permanent employment demand	Mod–High
Melbourne affordability re-rating / interstate migration	Moderate
Low days on market (14 days) — high liquidity	Moderate
Frankston foreshore and beach access (1.2 km)	Moderate
Strong rental demand / 1.11% vacancy rate	Moderate
Frankston High School catchment	Low–Mod

Risk factors

Factor	Impact
Desktop basis — no inspection (condition, asbestos unknown)	High
Free-stack only — no paid data; no low-end dwelling comparable	Moderate
Yield compression risk at 3.69% gross	Moderate
Pre-1985 build — potential asbestos, aged services	Moderate
Flood/overland flow risk — Kananook Creek catchment (LSIO/SBO status unconfirmed)	Low–Mod
NRZ1 — limits subdivision/development upside	Low
14% 12-month growth above long-run trend (5.9%)	Low–Mod

Sources Cited

PropertyValue.com.au — Frankston 3199 suburb profile (accessed June 2026): median price, yield, growth, vacancy
Your Investment Property Magazine — Frankston 3199 suburb profile (accessed June 2026)
HTAG.com.au — Frankston 3199 median (accessed June 2026): ~$835,000
Domain.com.au — sold listings: 23 Grimwade Crescent, 4 Nursery Avenue, 6 Talara Court, 3 Marillac Court, 17 Brooklyn Avenue
Raine and Horne Shoreline — 3 Marillac Court confirmed sold listing (gourmet kitchen, 2 bath, 4 car, $910,000, 5 Nov 2025)
REA (realestate.com.au) — rental listings and vacancy data (accessed June 2026)
Foster Froling Real Estate — 17 Brooklyn Avenue Frankston, sold Jan 2025 (vacant block description, subdivision/dev potential)
Planning Victoria (planning.vic.gov.au) — VicPlan overlay check attempted (HTTP 403; property-specific LSIO/SBO for Blanche Street not confirmed via free stack)
Frankston City Council — planning zones and overlays (general reference, June 2026)

All third-party data is assumed accurate as at the report date and has not been independently verified. No paid data backend (Pricefinder / RP Data) was used.