118 The Boulevarde, Oak Flats NSW 2529

DA approved but two-storey form on a narrow lot | flood overlay present | 695sqm for three units is tight | market already priced for development margin The DA approval reduces approval risk but not build risk. Three dwellings on 695sqm means minimal outdoor amenity and likely visitor parking. The flood overlay adds civil design cost—expect a minimum of $50,000 in geotechnical and drainage conditions. The 7.8% suburb growth may absorb the high entry point but only if construction costs stay within current budgets. This is a hold-and-build property for experienced developers or owner-builders who can manage a 24-month construction timeline. What is competitive here is the dual frontage street position opposite lake access and the 3.6% rental yield on existing dwelling which provides holding income. The DA expiry date is the critical feature—buyers should verify remaining validity. This property suits a buyer who wants to skip council risk and has ready capital for construction. The first step is to order a flood impact report and structural survey before any offer.