58 Beverley Street, Merimbula NSW 2548

Bushfire overlay detected | List price exceeds Domain estimate by 19% | 1980 build with no recent renovations | Rental yield below 5% The bushfire overlay introduces higher insurance premiums and stricter vegetation clearance obligations, adding roughly $2,500–$4,000 annually in ongoing costs. The Domain valuation gap suggests the list price may not reflect actual market appetite, though Rental estimates indicate solid income recovery. This property works best as a long-term hold in a lifestyle market rather than a flip or short-term play. The generous 622m² flat block with an established entertainers deck is genuinely rare in prime Merimbula. North-facing natural light and the open-plan layout serve families or downsizers well, while school catchment proximity improves future resale depth. Low Density Residential zoning preserves option value for extensions or a granny flat. Given the insurance premium risk and price premium against comparable data, a formal building and pest inspection, followed by a bushfire assessment, would clarify whether this listing justifies its ask or requires a negotiated entry.