Off-Market Duplex Site at Bentleigh East: Prized School Location
- Swarup Dutta
- Nov 22
- 3 min read
Our off-market realty partners are presenting a superb duplex site opportunity in Bentleigh East—right in the coveted McKinnon School Zone. We completed a high-level feasibility, and the numbers are compelling: projected profit exceeds $400K.
This rare off-market site is ideal for investors, downsizers, developers, or owner-occupiers seeking premium living in one of Melbourne’s most tightly held suburbs.
A Modern Duplex Concept Designed for Lifestyle + Profit
The proposed duplex has been designed for bright, airy, modern living with flexible buyer-driven upgrade options including:
4 bedrooms, zoned living and 3 bathrooms
North-facing living for year-round light
120–140 sqm private garden with room for a pool
Optional 8-Star sustainability package for eco-conscious buyers
Flexible layout ideal for live-in-one, sell-the-other strategies
This combination of location, orientation, and design quality maximises both lifestyle and resale value.
Contact Swarup for further information.
Project Overview
The feasibility covers multiple build pathways, all delivering strong financial performance.
Base Option
High-quality duplex specification with strong margins.
Pool Option
Adds a $100,000 premium pool—ideal for families seeking luxury appeal.
Sustainability Option
Delivers an 8-Star NatHERS upgrade for energy efficiency, buyer appeal, and reduced running costs.
Full Upgrade
Pool + Sustainability package for the premium end of the market.
Key financial highlight:
Base option profit exceeds $431,000 AUD with room for improvement
Why This Off-Market Site Stands Out
1. Prime Location Advantage
Located inside the McKinnon Secondary School Zone, one of Melbourne’s highest-demand education catchments.
Off-market status means reduced competition and greater negotiation leverage.
2. Lifestyle Flexibility
Buyers can select optional upgrades (pool or sustainability package), strengthening resale outcomes.
North-facing orientation ensures bright, comfortable living spaces.
3. Strong ROI
High-quality design + smart value engineering + an A-grade suburb
4. Sustainability & Passive Design as a Value Driver
Eco-performance is becoming a key differentiator in the duplex market—here, it’s integrated intelligently and cost-effectively.
Passive & Sustainability Design Moves (Value-Focused)
These features deliver exceptional energy performance without excessive cost uplift:
Eaves & shading tailored to block high summer sun and invite winter warmth
Thermal mass where it adds value (slab under key living areas only)
Targeted high-performance glazing to north-facing living and master bedroom
Cross-ventilation via east–west operable windows and clerestory vents
Rainwater reuse for toilet + laundry
Hydronic heating, heat-pump cooling, 6.6 kW solar (upgrade)
Thermally broken double glazing (upgrade)
EV-ready garage
8-Star NatHERS rating (upgrade)
These features boost buyer demand, reduce energy bills, and enhance long-term asset value.
Value Engineering Levers to Improve Margin
Practical, cost-efficient ways to protect profit while maintaining premium quality:
Rationalise bathroom finishes (keep one premium ensuite) — save $15–25K
Simplify façade with brick + feature entry — save $20–30K
Selective double glazing (north living + master only) — save $10–18K
Timber-framed upper level + slab only under main living — save $20–40K
Simplified landscaping—focus on usable lawn + screens — save $10–15K
Swap hydronic heating for high-efficiency heat pump — save $15–25K
Solar with optional battery upgrade — save $5–10K upfront
These strategies retain market appeal while keeping build costs controlled.
Final Takeaway
This off-market Bentleigh East duplex site is a rare combination of:
A-grade school zone
Strong projected profit
Flexible upgrade pathways
Eco-smart design
High buyer demand and limited competing supply
With thoughtful design and strategic value engineering, this project delivers both premium living and excellent financial outcomes.
Summary Table
Option | Revenue (AUD) | Total Costs (AUD) | Profit (AUD) | ROI / ROC (%) |
Base | 4,300,000 | 3,868,753 | 431,247 | 11.15% |
Pool | 4,300,000 | 3,927,843 | 372,157 | 9.48% |
Sustainability | 4,300,000 | 3,905,993 | 394,007 | 10.08% |
Full Upgrade | 4,300,000 | 3,951,843 | 348,157 | 8.81% |
Financial Highlights (AUD)
Category | Base | Pool | Sustainability | Full Upgrade |
Land | 1,837,500 | 1,837,500 | 1,837,500 | 1,837,500 |
Construction | 1,519,000 | 1,519,000 | 1,519,000 | 1,519,000 |
Preliminaries | 25,000 | 25,000 | 25,000 | 25,000 |
Infrastructure | 30,000 | 30,000 | 30,000 | 30,000 |
Professional Fees | 75,000 | 75,000 | 75,000 | 75,000 |
Permits / Statutory | 15,000 | 15,000 | 15,000 | 15,000 |
Surveyor | 3,500 | 3,500 | 3,500 | 3,500 |
Soil Report | 750 | 750 | 750 | 750 |
Pool | 0 | 100,000 | 0 | 100,000 |
Sustainability | 0 | 0 | 50,000 | 50,000 |
Interest | 206,505 | 212,305 | 209,505 | 215,305 |
Marketing | 64,500 | 64,500 | 64,500 | 64,500 |
Contingency (5%) | 92,093 | 97,288 | 94,238 | 99,288 |
Total Costs (incl. 5% contingency) | 3,868,753 | 3,927,843 | 3,905,993 | 3,951,843 |
Serious parties can Contact us for more details.
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