Lot 441 Maple Grove Estate, Pakenham, VIC

“Pakenham 5-Bed Purpose-Built Investment – $86.05k Income, 9.1% Yield, Turnkey with November 2025 Titles”

Property analysis by:

Investment Highlights

• Priced at $940,600 for a full turnkey house-and-land package (fixed price).
• Rental guidance Feasibility set at $1,675/wk for ~$86,054.80 p.a. and a strong ~9.1% gross yield.
• High-function 5-bed / 5-bath design engineered for robust rent and tenant appeal; diversified room-by-room income potential.
• Big-ticket inclusions (A/C to all bedrooms, blinds, landscaping, appliances, driveway, fencing, turnkey handover) compress time-to-rent.
• Pakenham growth node with above-average convenience, rail and freeway access, lifestyle 78/100 and tranquility 80/100 scores supporting durable demand.

Key Financials

Property package price: $940,600 (Land $443,000 + Build $497,600, fixed-price turnkey)
Configuration: 5 Bedrooms, 5 Bathrooms, 2 Car; house size ~223 m² on ~448 m² lot
Rental appraisal: $1,675 → ~$86,054.80 p.a.
Gross rental yield: ~9.1% on package price
10-year average annual capital growth (area): 4.90% (~$46,089 p.a. illustrative uplift on package price)
Titles: Anticipated November 2025 (estate schedule)
Furniture package: ~$29,700 (if pursuing room-by-room strategy)

Location & Growth Drivers

Pakenham sits on Melbourne’s southeast growth corridor with direct access via the Princes Freeway and Pakenham train line. The suburb posts strong convenience (78/100) and tranquility (80/100), with active retail nodes at Lakeside Square and Main Street and deep community engagement. Median house price ~$690,000 with yields around 4.4% for standard stock, indicating that this purpose-designed 5-bed asset materially outperforms the typical rental profile. Rapid leasing conditions are supported by ongoing population growth, expanding services and robust buyer activity across family and key-worker cohorts.

Build Specification (Turnkey)

• Stainless steel appliances; stone benchtops (per builder spec).
• Vinyl plank flooring throughout; tiled wet areas.
• Reverse-cycle air-conditioning to all bedrooms; LED downlights throughout.
• Driveway, fencing, landscaping, garden taps & crossover included.
• Clothesline, letterbox, antenna, flyscreens, and window furnishings included.
• Site works and standard construction costs included; fixed-price contract.

Why This Deal Stacks Up

1. Yield premium: ~9.1% gross on turnkey pricing versus ~4.4% median suburb yield on standard houses—doubling typical cashflow headroom.
2. Income resilience: Five bedrooms / five bathrooms allow diversified tenancy and stronger per-room rates versus conventional layouts.
3. Turnkey risk control: Fixed-price build with comprehensive inclusions minimizes cost blow-outs and accelerates rent commencement.
4. Growth participation: Area’s 10-year average growth ~4.9% offers long-run capital compounding alongside strong day-one cashflow.
5. Tenant demand drivers: Rail, freeway, schools and expanding retail/health hubs underpin sustained occupancy and renewal strength.

Risks & Mitigations

• Registration/build timing: Titles targeted for Nov 2025; delays shift rent start. Mitigation: milestone tracking, sunset & liquidated damages review, buffer in holding costs.
• Leasing variance: Achieved rent could track the lower guidance band initially. Mitigation: furnish for premium room-by-room rents; professional marketing; staged lease-up.
• Operating costs: Higher utilities/PM fees can erode yield in multi-occupant settings. Mitigation: caps and fair-use policies; competitive PM tender; preventative maintenance.
• Rate sensitivity: Cashflow moves with funding costs. Mitigation: review interest-only options, refinance triggers, and maintain cash buffers aligned to DSCR targets.