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StrataLens
Report Date: 24 Feb 2026 StrataLens V1.0

123 Sample Street

Australia Way VIC 3232
OC Plan PS123456 193 Units Built 2014 1, 2 & 3-Bedroom
01

Performance Summary

Gross Yield
6.23%
Suburb median 5.34%
72nd percentile
Mid-Range
Median Capital Value
$600,975
Suburb median $598,463
51st percentile
Mid-Range
Median Rent
$720/wk
Suburb median $610/wk
76th percentile
Top 25%
Capital Growth (CAGR)
3.3%
2016–2024 · 71 sales
Mid-range growth
Mid-Range
Strata Fee Position
Mid-Range
Security · Lifts · Building Mgmt
Mid-Range Fees
Sales Turnover (12m)
5.2%
10 of 193 units
Avg 3.7% since 2016
Above Avg
Rental Turnover (12m)
8.3%
16 of 193 units listed
↓ Declining from 2021 peak
Stable Signal
Overall Location Risk
Moderate
Mixed Profile
Strong demographics · Amenity risk
Moderate Risk
02

Valuation Performance vs. suburb Australia Way (3232)

Capital Value vs Suburb Mid-Range
$600,975 building median
Suburb median $598,463
51st percentile across 472 buildings
Rent vs Suburb Top 25%
$720/wk building median
Suburb median $610/wk
76th percentile across 472 buildings
Gross Yield vs Suburb Mid-Range
6.23% building median
Suburb median 5.34%
72nd percentile across 472 buildings
HIGH
High reliability — 174 of 193 units (90%)
Across 472 comparable buildings in the 3232 postcode
123 Sample Street sits at the 51st percentile for capital value, tracking the suburb median closely, but meaningfully outperforms on rent — sitting at the 76th percentile with a median of $720/week versus the suburb's $610. This rental premium drives a gross yield of 6.23%, comfortably above the suburb median of 5.34%, making the building an attractive income-focused proposition in a prime Australia Way location.
Capital Value Ranges
TypeLowMedianHighUnits
All$369,000$600,975$689,631174
1BR$365,000$413,000$453,77466
2BR$559,000$630,000$709,935102
3BR$722,493$882,000$1,440,7955
Rental Value Ranges
TypeLowMedianHighYield
All$560/wk$720/wk$850/wk6.23%
1BR$540/wk$560/wk$560/wk7.05%
2BR$720/wk$850/wk$850/wk7.02%
3BR$860/wk$860/wk$1,235/wk5.07%
03

Bedroom Configuration Analysis

Median Capital Value
$600,975
Suburb $598,463 · 51st pct
Median Rent
$720/wk
Suburb $610/wk · 76th pct
Gross Yield
6.23%
Suburb 5.34% · 72nd pct
Comparable Buildings
472
10+ unit buildings in 3232
1BR
1-Bedroom
High confidence · 66 units
Capital Value Bottom 25%
$413,000
Suburb $429,000 · 40th pct
Weekly Rent Top 25%
$560/wk
Suburb $500/wk · 88th pct
Gross Yield Top 25%
7.05%
Suburb 6.03% · 76th pct
Top 25% Yield Top 25% Rent Value Discount
2BR
2-Bedroom
★ Primary Configuration
High confidence · 102 units
Capital Value Bottom 25%
$630,000
Suburb $681,000 · 38th pct
Weekly Rent Top 25%
$850/wk
Suburb $660/wk · 92nd pct
Gross Yield Top 25%
7.02%
Suburb 5.01% · 93rd pct
Top 25% Yield Top 25% Rent Value Discount
The 2-bedroom configuration is the standout investment proposition at 123 Sample Street. With a median rent of $850/week at the 92nd percentile, these apartments command a significant rental premium despite capital values sitting 7% below the suburb median at $630,000. A gross yield of 7.02% versus the suburb's 5.01% places 2BR units in the top 7% of the comparable building set — a rare combination of accessible entry price and exceptional rental income.
3BR
3-Bedroom
Very low confidence · 5 units
Capital Value Bottom 25%
$882,000
Suburb $995,000 · 35th pct
Weekly Rent Bottom 25%
$860/wk
Suburb $920/wk · 31st pct
Gross Yield Mid-Range
5.07%
Suburb 4.98% · 53rd pct
Mid-Range Yield Value Discount
04

Sales & Market Activity

Sales Turnover (12m)
5.2%
10 sales · 193 units
Rental Turnover (12m)
8.3%
16 listings · 193 units
Historical Avg Turnover
3.7%
Since 2016
Repeat Sales Growth
3.3%
Median CAGR 2016–2024
Annual Sales Count — 2016–2025
Annual Rental Listings — 2016–2025
Recent Sales
DateUnitBed/Bath/CarPrice
21 Feb 20251022 / 2 / 1$582,000
13 Feb 20253032 / 2 / 1$640,000
20 Dec 20242112 / 1 / 1$568,000
16 Dec 20242061 / 1 / 0$365,000
16 Dec 20243042 / 2 / 1$625,000
14 Nov 20245042 / 2 / 1$640,000
13 Nov 20248102 / 2 / 1$740,000
01 Nov 20249042 / 2 / 1$650,000
28 Jun 202415032 / 2 / 1$735,000
26 Mar 20247022 / 2 / 1$821,000
10 Jan 20241031 / 2 / 1$631,000
Sales activity has accelerated over the past two years, with 2024 recording 13 transactions — the highest annual volume since completion. Prices ranged from $320,000 for compact 1-bedroom units to $821,000 for premium 2-bedroom configurations, with a median transacted price of approximately $582,000. The 12-month turnover rate of 5.2% sits above the long-run average of 3.7%, reflecting renewed investor interest and some early-holder divestment.
Recent Rental Listings
DateUnitBed/Bath/CarRent/Wk
23 Nov 202515022 / 2 / 1$950
30 Jul 202511102 / 2 / 1$950
28 Jul 20258061 / 1 / 1$620
21 Jul 20255081 / 1 / 1$520
26 Jun 202511022 / 2 / 1$925
18 Jun 20251141 / 1 / 0$625
18 Jun 20255112 / 1 / 1$675
02 Jun 20251171 / 1 / 0$595
02 Jun 20259082 / 1 / 1$695
23 May 20258052 / 2 / 1$750
Rental listing volumes peaked in 2021–2022 and have moderated significantly, with 2025 recording just 16 new listings. Asking rents have risen sharply since 2022, with 2-bedroom units regularly listed between $675–$950/week and 1-bedroom units at $520–$625/week. The declining turnover signal is broadly positive for owner-investors, suggesting stable tenancy periods and reduced re-letting costs.
05

Amenities & Strata Fee Position

Mid-Range
Security & convenience-focused tower. No resort-style shared facilities.
Fees typically cover
✓ Building insurance
✓ Lifts & common area maintenance
✓ Security & access systems
✓ Professional building management
✓ Garden & landscaping
✓ Basement car park maintenance
✓ NBN / communications infrastructure
✓ High Confidence
Secure building entry (fob/key) Video intercom system Lift access — all residential levels Secure basement parking Storage cages Private balconies Split-system heating & cooling Professional building management Ground-floor retail integration High-speed internet / NBN
~ Medium Confidence
Gymnasium Communal terrace / outdoor area Visitor parking (limited) Pet-friendly (OC approval) Bike storage Concierge-style services (limited hours)
✗ Likely Not Available
Swimming pool Spa or sauna Tennis court Cinema room Rooftop infinity pool EV charging Golf simulator / games room Business centre / co-working
123 Sample Street is a security and convenience-focused apartment complex rather than a resort-style building. With no pool or full concierge, the strata fee profile sits in the mid-range bracket. Buyers should expect quarterly levies in the range of $1,200–$2,200 per quarter depending on lot entitlement — a meaningful saving versus comparable full-facility towers in the precinct, and a positive contributor to net yield.
06

Location Risk Assessment

🟡
MODERATE
Mixed Profile
Strong demographics, elevated amenity risk from rail and zoning
✅ Top-decile SEIFA ranking and very low LMI risk confirm a premium socio-economic catchment with strong tenant and buyer depth.
⚠️ Rail noise (score 5) and high-voltage transmission infrastructure (score 5) are material amenity factors that will influence unit selection and future resale.
🔶 The short-term market forecast suggests flat to slightly negative capital movement over 12 months — investors should prioritise yield over near-term growth.
Physical & Environmental
Elevated
Bushfire
Flood
Communication Towers
Electricity Transmission
Air Noise
Planning & Amenity
High
Environmental Zoning
Rail Noise
Road Noise
The combination of commercial zoning, proximity to active rail lines, and frontage to the main road places this building in the elevated-to-high amenity risk band. These factors are well-known in the Australia Way precinct and are typically priced into values — buyers should consider floor level and aspect carefully.
Socio-Economic
Very Low
Economy (SEIFA)
Mortgage Insurance Risk
Australia Way ranks in the 9th–10th SEIFA decile, indicating very high relative socio-economic advantage. Mortgage stress and LMI risk are negligible. The suburb consistently features among Melbourne's top-performing catchments for income, education and employment diversity.
Market & Investment
Mixed
Market Forecast Risk
Market Liquidity Risk
Market Inventory
Market Volatility
Rental Tenure Risk
Strong liquidity and low volatility are offset by a cautious 12-month price forecast. A medium-to-long-term hold strategy is best suited to this asset type.
Best Suited For
This building is best suited to yield-focused investors who prioritise strong rental income over short-term capital growth, particularly those targeting 2-bedroom apartments where the yield premium is most pronounced. Owner-occupiers should carefully assess floor level and aspect to manage rail and road noise. A minimum 3–5 year hold horizon is recommended to absorb current market headwinds.
🛍️
Local Lifestyle Precinct
123 Sample Street sits at the heart of one of Melbourne's premier retail and dining corridors. Residents enjoy immediate access to hundreds of restaurants, bars and boutiques, with the Jam Factory precinct and Prahran Market both within easy walking distance.
🚆
Exceptional Public Transport
Train and tram connections are readily accessible from the building, providing convenient CBD access. Multiple public transport routes in the surrounding streets offer additional inner-suburb connectivity.
🌿
Parklands & Recreation
Fawkner Park, one of Melbourne's most expansive inner-city green spaces, is a short walk to the south. The Yarra River trail network connects residents to kilometres of riverside paths.
🏥
Healthcare & Education Access
The Alfred Hospital is approximately 1km away. The suburb is well-served by a concentration of private schools including Melbourne Grammar and other Prahran campus institutions.
07

Due Diligence Checklist

1
Section 32 Statement & s151 OC Certificate
Obtain and review the full Section 32 Vendor Statement, with particular attention to the OC Certificate under s151 of the Owners Corporations Act. For PS123456, confirm the current OC fee schedule, administrative fund balance, maintenance fund balance, and any outstanding levies. Review whether the building has multiple OC layers (common in large towers) and ensure all relevant certificates are obtained.
2
AGM & Committee Minutes (Last 3 Years)
Request the last three years of AGM minutes and any extraordinary general meeting or committee minutes. For a 193-unit tower built in 2014, focus on: defects disclosure and resolution status (the 10-year statutory warranty period has now closed), major works resolutions, insurance premium movements, and whether building manager or concierge arrangements have been subject to dispute or renegotiation.
3
Maintenance Plan & Capital Works Fund
Request the most recent building maintenance plan and confirm the capital works fund balance relative to the plan's forecast expenditure. At 12 years of age, this building is entering a period of increased expenditure on lift maintenance, facade works and mechanical systems. Confirm whether a building condition report has been commissioned and review the status of any defects register items from the construction warranty period.
4
Building & Pest Inspection
Commission a specialist high-rise building inspection prior to contract. Focus areas: waterproofing integrity on balconies and wet areas (a common defect in early-2010s Melbourne apartment construction), fire safety compliance and cladding assessment (confirm cladding type and any relevant VBA notices), mechanical ventilation, and car park structure. The flood proximity score of 4 warrants a specific assessment of ground-level and basement flood protection measures.
⚡ Reality Check
If the OC's maintenance fund is underfunded relative to the plan — which is common in buildings of this era that may have deferred major works post-COVID — could you absorb a special levy of $8,000 to $15,000 per lot without impacting your cash position? For a 193-unit tower at 12 years of age, upcoming capital expenditure on lift maintenance, facade works and mechanical systems is a realistic possibility, even without the added cost burden of resort facilities.
08

About Our Data

AVM Limitations

Automated Valuation Model (AVM) estimates are generated by JLL's proprietary valuation engine using recent comparable sales, rental listings, building attributes and suburb-level market data. AVM outputs are model-generated estimates and have not been derived from a physical inspection of the property. Estimates should be treated as indicative only and may differ materially from formal valuations or achievable sale prices. AVM coverage and confidence levels vary by building and bedroom type — refer to the coverage percentage and confidence rating disclosed for each building.

Sales Methodology

Sales transaction data is sourced from state-based land title and settlement data and includes all confirmed arm's-length sales recorded against the property address. Annual sales counts reflect calendar year totals. Recent sales tables display the most recent confirmed transactions with available bedroom, bathroom and car space attributes. Turnover percentages are calculated against the total reported unit count for the building. Chart data covers the period 2016–2025 inclusive.

Amenity Assessment Approach

Amenity assessments are derived from a systematic review of historical rental and sales listings associated with the building, supplemented by publicly available building records. Amenities are classified as high-confidence (consistently referenced across multiple listing sources), medium-confidence (referenced in some but not all listings), or likely not available (confirmed absent or not referenced). Strata fee position estimates are indicative only and should be verified against the Owners Corporation certificate.

Risk Data & Methodology

Location risk scores are supplied by JLL's Risk Intelligence platform and are calculated on a per-property basis using government spatial data, ABS statistical geographies, proprietary market models and third-party hazard datasets. Scores range from 1 (lowest risk) to 5 (highest risk). Category overall ratings and the overall risk assessment are derived from the pattern of individual scores. Risk data is indicative only and does not constitute insurance, planning or legal advice.