13A Garden Avenue, Mullumbimby NSW 2482

Listed but unsold | Block ambiguity risks loan approval | 71% site coverage limits future options | Fragmented strata title This property presents two distinct risks a buyer cannot ignore: the strata-title structure with a porous legal boundary shared with number 13 raises finance and resale friction, and the 71% site coverage on an 855-square-metre equivalent block means any extension or subdivision is structurally off the table without council variance. The rental yield at midpoint of $825 per week against a $895,000 midpoint valuation delivers a gross return of 4.8 percent, which is functional for a buy-and-hold but not market-leading. The plain judgment: this is a hold as-is or rent out, not a redevelopment play. What is competitively rare here is the oversized block in a tightly held Byron Shire town where detached houses under one million dollars are vanishing. The 300-square-metre building footprint provides internal volume—three bedrooms, two car spaces—that competes directly with newer townhouses, but without body corporate constraints. The buyer best served is a long-term occupier or a yield-focused investor who accepts the strata complexity in exchange for immediate livability and a below-median entry price in a high-demand school catchment. The hook for next steps: verify the lot boundaries and any shared easements with number 13 through a property search before any offer, because the value gap between this strata lot and a freehold title is the only variable that turns a good buy into a bad one.