266/79-91 Macpherson Street Warriewood NSW 2102

2-bed flat Warriewood | bushfire-flood overlay | $1.3m ask | tight comparable cluster This unit sits in a well-serviced complex with fibre broadband and dual car spaces, but the value proposition is narrow. The $1.3 million ask aligns with recent sales in the same block, which traded between $1.23 and $1.38 million. For a buyer, this means limited upside from negotiation unless the seller is motivated. The property suits an owner-occupier seeking a lock-and-leave position in a growth corridor, not an investor chasing yield—rental returns on 95 square metres in this price band are thin. The bushfire and flood overlays are material. They raise insurance costs and may constrain future lending appetite from conservative banks. A buyer should commission a full insurance quote before exchange. The lack of heritage overlay is neutral. The holding strategy here is straightforward: live in it for at least five years to capture Northern Beaches capital growth, or walk away if the vendor holds firm above $1.25 million.