4507/42-44 Pemberton Street, Botany NSW 2019

Flood overlay detected | dual-level living with ground-floor master | strata on 1.06ha lot | 2 car spaces in multi-unit complex This unit carries a specific risk: the flood overlay on Bayside Council mapping imposes insurance and re-sale friction, costing buyers a premium in holding costs and narrowing the buyer pool when you exit. The 175sqm dual-level floor plan with ground-floor master suite and north-easterly living creates a rare opportunity for owner-occupiers seeking spacious townhouse-style apartment living without the townhouse price; but the strata arrangement on a large lot means you hold a small equity share in common property, limiting your control over future levy increases. You should buy this only as a long-term hold where the layout works for your life, not as a short-term trade. What makes this competitive is the generous square meterage in a low-rise complex offering 2 car spaces, which is unusual for Botany apartments and gives you positional advantage over 2-bedroom units nearby that trade around $840,000. The dual-level design with a separate ground-floor master and flexible office space serves downsizers, small families, or professionals who work from home and value privacy over proximity to trains. The fibre to the premises and 5G coverage are supporting conveniences, not decision drivers. Your next step is to commission a flood risk report from a certified hydrologist and inspect the strata minutes for sinking fund health, because the physical layout justifies a premium, but the overlay and strata structure demand disciplined due diligence before you commit.