8 Ruby Street, Carramar NSW 2163

Flood overlay high to medium | 13 units on one title | Rental income $215k annually | Mixed house and unit values The flood overlay is not a hypothetical risk it is a cost mechanism. Insurance premiums will be materially higher and lenders may impose stricter deposit requirements or decline finance entirely on the ground floor units. The 13-property structure on a single title means you cannot sell units individually which reduces exit flexibility and narrows your buyer pool to investors or developers only. The $215,000 rental income is a strong return but it must be weighed against the holding costs of flood insurance and body corporate fees. This is a hold for cash flow not a flip and leave property. What makes this property competitive is the rare combination of 1,355m² land in Carramar with 27% building coverage leaving development upside. The dual income stream from a house and 12 units offers diversification within one site. This suits an experienced investor seeking high yield with a longer time horizon not a first time buyer. The lack of bushfire or heritage overlays removes two common friction points. Comparable sales in Carramar show house median at $1.175M and units at $405K placing your property above median for the house component. This supports the valuation premium for the land content and income profile.