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I don't know enough about the West and North to give an informed opinion - but would agree with previous posts that if you're looking East you might be able to find something in Ringwood within your budget (might be stretching though). Just over 25k's out and would be a nice place for a family...

You'll get more house for your buck going north or west rather than east or south east, but depends which area you want to live. My opinion is the Melb market isn't too overvalued atm, I'd be comfortable buying a PPOR long term. Another tip, are you considering keeping property #2? If so...