13 Balmoral Drive, Orange NSW 2800

Modern 2020 build | Shiralee lifestyle estate | 735sqm block with 39% coverage | North-facing living with butler’s pantry This property occupies a rare position in Orange’s market: a near-new house on a full-sized block within a masterplanned estate, where most comparable stock trades on smaller lots or older construction. The 39% building coverage leaves genuine outdoor space, and the north-facing orientation with concealed butler’s pantry signals a design that prioritises liveability over square-metre count. It suits families who want the warranty and thermal performance of a 2020 build without sacrificing a backyard. The school catchment alignment to Orange Public and Orange High reinforces its appeal to buyers trading up within the district. The principal risk is price discovery. The $1.1m–$1.15m asking sits well above Domain’s $950k profile estimate, and with only six days on market, the vendor has not yet tested genuine demand. Buyers should treat the asking as aspirational and prepare to anchor negotiations closer to $1.05m, using the 2018 purchase price and the absence of recent comparable sales as leverage. The solar panels and FTTP are supporting features, not premiums. Hold this property as a long-term family home; its lot size and estate positioning will outperform smaller infill builds over a decade.