--- title: "$750K Total Investment, $880 Per Week Rent. Hampton Park Walkthrough." description: "Real property walkthrough: Hampton Park house bought off-market at $645K, granny flat added for $105K. Main house $510/wk, granny flat $370/wk. 6.1% gross yield." author: Joey Don date: 2025-09-18 category: Suburb Analysis url: https://premiumrea.com.au/blog/hampton-park-750k-880-week-rent-cashflow-walkthrough tags: ["Hampton Park", "walkthrough", "off-market", "granny flat", "rental yield", "Melbourne southeast", "case study"] --- # $750K Total Investment, $880 Per Week Rent. Hampton Park Walkthrough. *By Joey Don, Co-Founder & CEO at PremiumRea — 2025-09-18* > I'm standing in front of a property we bought nine months ago for $645K off-market. The neighbours just sold for $730K and $760K. And ours earns $880 a week. I'm going to walk you through a property we purchased nine months ago on Hazeldean Court, Hampton Park. Bought off-market for $645,000. A three-bedroom brick veneer on 650 square metres, corner block. Nine months later, two comparable properties on the same street — both inferior to ours — sold for $730,000 and $760,000. That's $85,000 to $115,000 in equity growth in nine months. And the property earns $880 per week in rent. Let me show you how. ## The purchase: off-market, below market This property never appeared on realestate.com.au or Domain. One of our network agents flagged it to us before the vendor had even decided on a selling method. The vendor was a retiree downsizing — motivated, but not desperate. She wanted a clean, quick sale without the stress of open inspections and auctions [1]. We inspected, ran our due diligence (Section 32 clean, no overlays, no easements through the build zone, GRZ1 zoning), and made an offer at $645,000. The property would have sold for $700,000 to $720,000 on the open market based on recent comparables. We saved our client approximately $55,000 to $75,000 by accessing it off-market. The key features that made this property work: 650 square metres (above our 550sqm minimum), corner block with dual road frontage (two separate street addresses for future subdivision), and 3.5 metres of side access (wide enough for construction vehicle access to the rear). ## The granny flat: $105K that transforms the numbers In the rear yard, we built a compact two-bedroom granny flat. The corner block configuration meant the granny flat could face the side street with its own independent entrance — the main house and granny flat feel like separate properties despite sharing a title [2]. Granny flat specs: approximately 55 square metres, two bedrooms, one bathroom, open-plan kitchen and living, solar package (3kW + battery), double-glazed windows, 7mm SPC flooring, cement fibre cladding. Build cost: $105,000 including all permits, connections, and landscaping. The granny flat rented at $370 per week within nine days of the occupancy certificate being issued. ## The total picture **Purchase:** $645,000 **Stamp duty + costs:** ~$38,000 **Granny flat:** $105,000 **Total investment:** ~$788,000 (call it $750K excluding stamp duty for yield calculation) **Income:** - Main house: $510/week - Granny flat: $370/week - Combined: $880/week = $45,760/year **Gross yield on total investment:** 6.1% **Current valuation (based on neighbour sales):** $760,000+ for the house alone. The granny flat adds an estimated $80,000-$100,000 in value on top. Total property value: approximately $850,000-$860,000 [3]. **Equity position after 9 months:** purchased at $645K + $105K granny flat = $750K total. Current value ~$855K. Equity gain: approximately $105,000. Positive cash flow from month two. Over $100,000 in equity growth in under a year. And the corner block with dual frontage preserves the option for a two-lot or potentially three-lot subdivision down the track. This is what I mean when I say we don't just buy properties — we build investment machines. The purchase price was below market. The granny flat engineering transformed a 3.5% yield property into a 6.1% yield asset. The corner block configuration preserves long-term development value. Every element was deliberate. Every dollar was justified by a return. And the result — $880 a week on a $750K investment — is something that 90% of the market doesn't believe is possible until they see the numbers. Hampton Park. Not glamorous. Not Instagram-worthy. But the numbers don't lie. ## References 1. [PremiumRea off-market acquisition: Hazeldean Court Hampton Park, $645K purchase vs $700-720K estimated market value.](#) 2. [PremiumRea granny flat construction: 55sqm 2-bed, corner block with independent entrance, $105K all-in.](#) 3. [CoreLogic comparable sales: Hazeldean Court area, recent sales $730K and $760K for inferior properties.](https://www.corelogic.com.au/) --- Source: https://premiumrea.com.au/blog/hampton-park-750k-880-week-rent-cashflow-walkthrough Publisher: PremiumRea (Optima Real Estate) — Melbourne buyers agent