32 Harrison Avenue, Eastwood NSW 2122

**dual occupancy DA lodged | $2.5k/sqm land cost implied | no heritage overlay | limited off-street parking | poor school walkability** The property carries material redevelopment leverage; the December 2025 DA for two-storey dual occupancy and subdivision into two Torrens title lots converts a standard 727sqm holding into a staged development path. That shifts the buyer’s risk profile from single-use occupancy to a land-banking or strata-titling scenario. The thin one-car garage and lack of flood or bushfire overlay are structural advantages for compliance costs, but the 88m elevation and 46% building coverage ratio constrain above-ground yield. The value case rests on executing the DA through council; without that approval, the $3.03m–$3.146m algorithmic midpoint sits 1–5% above the August 2025 sale price, implying negative carry on a pure hold. Comparable sales on Harrison Avenue confirm the suburb’s demand floor: 27 Harrison Avenue at $2.508m (5-bed, 2-bath, 2-car, March 2025) yields a 1.87% gross rental return at $900pw, while 31 Harrison Avenue transacted at $1.6675m in November 2020. The 2025 sale at $3m and the nearby March 2025 sale at $2.508m for a larger house suggest a pricing corridor of $3,440–$3,800 per square metre of land, depending on DA status. This property suits a developer or patient investor who can fund the DA timeline—approximately 8–14 months for Ryde Council—and intends to sell subdivided lots or hold for capital growth in a school-catchment suburb with low heritage risk. The persuasive next step is to engage a town planner to review the lodged DA and confirm subdivision feasibility before submitting an offer.