Pricing Analysis · Brighton East VIC 3187
9 Tatong
Road
Megowan Architects · 7 Townhouses · All Available
7
Townhouses
$11.51M
Total Revenue
$1.644M
Average List Price
$10,870
Avg $/m² Internal
Price List
| TH | Type | Config | Internal | POS m² | Price | $/m² |
|---|---|---|---|---|---|---|
| 1 | End N | 3b · 2ba · 2c | 209m² + 24 gar | 37 | $1,815,000 | $8,684 |
| 2 | Mid | 3b · 2ba · 2c | 130m² + 43 gar | 25 | $1,525,000 | $11,731 |
| 3 | Mid | 3b · 2ba · 2c | 138m² + 46 gar | 27 | $1,595,000 | $11,558 |
| 4 | Mid | 3b · 2ba · 2c | 140m² + 46 gar | 27 | $1,595,000 | $11,393 |
| 5 | Mid | 3b · 2ba · 2c | 138m² + 43 gar | 27 | $1,595,000 | $11,558 |
| 6 | Mid | 3b · 2ba · 2c | 145m² + 47 gar | 29 | $1,635,000 | $11,276 |
| 7 | End S | 3b · 2ba · 2c | 177m² + 40 gar | 64 | $1,750,000 | $9,887 |
| Totals / Averages | $11,510,000 | $10,870 avg | ||||
TH1 includes lower ground 76m² living area. TH7 includes lower ground 32m² + 64m² POS — largest private outdoor space in the project.
Comparable Sales — Brighton East
Area comp
20A Carr Street
Brighton East VIC 3187 · 4 bed · 2 bath · 2 car · Townhouse
$2,525,000
Marshall White Bayside
Same street
2A Tatong Road
Brighton East VIC 3187 · 3 bed · 2 bath · 2 car · Townhouse
$1,450,000
Buxton · Sold 03 Sep 2025
Area comp
14B Gleniffer Avenue
Brighton East VIC 3187 · 4 bed · 2 bath · 3 car · Townhouse
$1,580,000
Gary Peer Bentleigh · Sold 27 Sep 2025
Area comp
6B Gleniffer Avenue
Brighton East VIC 3187 · 4 bed · 3 bath · 2 car · Townhouse
$1,610,000
Buxton Glen Eira
Pricing Assessment
TH2–6
Mid Townhouses
3b · 2ba · 2c · 130–145m² internal
$1,525,000
–$1,635,000
–$1,635,000
The 3b/2ba/2c configuration aligns directly with 2A Tatong Road (same street, $1.45M, Sep 2025). The Tatong comp was identical in configuration and sold below the mid-range ask — a 5–13% premium is being carried. The Gleniffer Avenue comps (4b, larger) achieved $1.58M–$1.61M, which compresses the price gap between 3b Tatong product and competing 4b stock.
Risk. The 2A Tatong sale at $1.45M on the same street is the most direct comp and sits $75K–$185K below current pricing. Justify the premium via specification and finish differential, or accept buyer pressure at launch.
TH1
End Townhouse North
3b · 2ba · 2c · 209m² internal · Three levels
$1,815,000
Three levels with lower ground 76m², total 209m² internal. No direct 3-level comp in the set. 20A Carr Street at $2.525M is 4b and substantially larger — not a usable ceiling. TH1's $1.815M is internally justified by its size premium over mids at $8,684/m², but the market hasn't demonstrated willingness to pay this for a 3b/2ba product in this pocket.
Aspirational. Price is defensible on a per-m² basis but the absolute number is untested for a 3-bed in this precinct. Flag as the likely last to sell.
TH7
End Townhouse South
3b · 2ba · 2c · 177m² internal · 64m² POS
$1,750,000
Largest private open space in the project at 64m². The outdoor premium is a legitimate differentiator — most Brighton East townhouse buyers are downsizers or young families who will pay for usable garden space. Lower $/m² rate ($9,887) reflects that pricing discipline has been applied.
Lead product. Best value proposition in the project for owner-occupiers. Lead with TH7 in campaign — most likely first sale.
Key Considerations
01
All 7 units are 3b/2ba/2c — no configuration variance. Buyers comparing to 4b comps on Gleniffer Avenue ($1.58M–$1.61M) will question the value of a 3b product at $1.525M+.
02
2A Tatong Road (same street, Sep 2025, $1.45M) is the anchor comp. All pricing must be framed against this sale and the differential justified with specification quality and size.
03
The $/m² range ($8,684–$11,731) is wide for a single project. Mid townhouses carry a significant rate premium over end units. Review whether end-unit discounting is large enough to generate early momentum.
04
No sold data above $1.61M for the 3187 postcode in the comp set. The $1.75M–$1.815M ask for TH1 and TH7 represents uncharted territory for 3b product in this precinct.