2/101 O'Sullivan Road, Bellevue Hill NSW 2023

Ground floor Art Deco | boutique block | heritage precinct | village walkability This property occupies a rare position in Bellevue Hill: a ground floor Art Deco apartment in a boutique block, offering a spatial advantage over typical units in the area. The 86 sqm internal footprint is generous for a two-bedder, and the heritage setting provides a character edge that modern builds rarely match. The unit suits buyers who prioritise walkability to Plumer Road village and want a low-maintenance home with traditional charm, retained through a tasteful update. The 67% auction clearance rate for two-bed units in the suburb suggests a balanced market, not a distressed one, and the building’s 58% long-term resident ratio indicates stable tenure. The flood overlay is the primary risk, and it will constrain resale velocity and insurance costs for the buyer. Heritage listing adds approval friction for any external changes, though the existing renovation has already addressed most compliance issues. The 2009 purchase price of $611k implies significant capital growth to the current estimate, but the 2024 comparable at $1.5m for a similar unit in the same building sets a realistic ceiling. The buyer should treat this as a hold for medium-term capital preservation rather than a flip, and the ground floor configuration offers a rare entry point into a tightly held heritage block.