14 Upper Campbell Street, Aberdeen NSW 2336

Elevated bushfire overlay | 2787m² land not fully usable | Subdivision potential unconfirmed | Price reflects premium for views, not size The bushfire overlay on this property imposes ongoing compliance costs and may restrict subdivision or second-dwelling approvals, directly impacting its resale value by an estimated 10-15% compared to unencumbered lots of similar size. The current price range of $850,000–$870,000 assumes this risk has been priced in, but it creates a hard ceiling for buyer pool and refinancing options. The opportunity lies in the 23,000L rainwater tank and solar panels offsetting utility costs, though these do not offset the structural land limitation. This house is better held as a long-term family residence than speculatively subdivided. Competitive strength is the split-level layout with dedicated media room and the timber deck with rural views, features rare in Aberdeen’s existing stock, which tilts utility toward a buyer seeking space and privacy over investment yield. The property suits a family willing to accept bushfire management requirements in exchange for quiet elevation and animal-keeping room. Comparable sales in the area suggest price achieved within range is defensible for the upgraded interior.