2/30 Third Avenue, Epping NSW 2121

3-bed villa in tight strata | north-facing courtyard with timber deck | 200sqm on 239sqm lot | pure wool carpet and gas cooking | 100% owner-occupied complex The property’s strongest signal is the 100% owner-occupied eight-unit complex, which suppresses turnover and keeps common areas well-maintained, directly reducing buyer risk of future special levies or rental disruption. The north-facing courtyard with timber deck creates genuine indoor-outdoor flow rare in villas at this price point, and the ducted air conditioning with two zones adds functional value for family living. The 200sqm building size on a 239sqm lot gives this townhouse a footprint advantage over most flats in Epping, and the pure wool carpet in the lounge signals above-average finishes. This property suits downsizers or professional couples who value privacy, natural light, and low-maintenance living without sacrificing space. The conflicting valuation range—from roughly $1.02 million to $2.33 million—creates a significant gap that a buyer must resolve through comparable sales in the complex, not broader Epping medians. The last unit sold here was unit 3 at $1.58 million after an eight-year hold, which suggests patient capital is rewarded but also that quick flips may not work. The $1.325 million sale of unit 6 in September 2024 with a 3.41% yield provides a more recent benchmark, but that unit rented at $870 per week while this property’s estimated rent is only $745, indicating either a finish differential or overoptimistic rental projections. The buyer should negotiate hard toward the lower end of the valuation range, hold for at least five years, and treat this as a long-term home rather than a rental investment.