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4 min to beach? Hmmm couldn't be west of the train line for that price... Must be on/near Stirling Hwy near Vic St train station?

Well first of all you could have say 200k IP + 200k PPOR; or 400k PPOR. During a growth phase you'll get roughly the same increase in value. Secondly if you buy the PPOR you may not necessarily need saved cash for the IP. Eg. Buy your PPOR needing some love for 400k. Give it some love (ie...