48 Wooli Street, Yamba NSW 2464

Prime lot size mismatch | CBD beach position | sale guide above estimated value | no ownership history available | binding price renegotiation risk The core risk here turns on a 1749m² land size figure that does not match the alternative 640m²; if the larger parcel is correct, the property is being offered below replacement cost for the land alone, but if it is the smaller area, the buyer is paying a premium for a standard CBD block. Estimated value sits at $1.06m, which is below the guide range’s midpoint, meaning the seller likely expects to negotiate upward from a strong starting position; the buyer should prepare for a hard price floor near $1.15m. Because no sold price history exists, leverage is limited to comparable sales within Yamba’s recent quarter; if land size proves to be 640m², the property functions best as a long hold for capital growth rather than a short term flip due to the price transparency gap. What sets this house apart is its combination of four bedrooms, two bathrooms, and double car space within walking distance of Yamba beach—rare in a tight market. The agent marketing suggests motivated vendor timing, which, when paired with the wide value range, gives a disciplined buyer room to structure an offer below the lower guide if they can confirm the larger land area through title search. This property serves a family or downsizer seeking permanent coastal living with immediate access to infrastructure, not an investor chasing yield. If the land measure holds, the house is a landbank with a free dwelling; if not, offer firmly below $1.05m and walk.