6/74 Bendigo Ave, Bentleigh
Every comparable is a sale within the subject's own building, the tightest possible basis for value: location, land, build and body corporate are all held constant. The subject is a top-floor unit, and the only recent top-floor sale, 7/74, achieved $505,000 in December 2025. The vendor guide of $440,000–$480,000 sits below the building's own recent results.
★ Most Comparable Sales
Building evidence points above the quoted guide
The two 2025 in-complex sales set the benchmark: 3/74 at $492,500 (ground, June) and 7/74 at $505,000 (top floor, December). As a top-floor unit the subject aligns with the $505,000 result, tempered by one fewer bathroom and an older renovation, which places it around $490,000–$510,000. The 2022 sales ($478,000–$499,000) pre-date the current market. With older-style apartments trending upward over the past three months, the recent results read as a firm floor, and the $440,000–$480,000 guide sits below the building's own evidence.
In-Complex Sold Prices vs Vendor Guide
Comparable Sales — Detailed Notes
| Unit | Sold Price | Level | Assessment |
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