28 Roe Street, North Bondi NSW 2026
28 Roe Street, North Bondi NSW 2026
North-facing rear | 4-bedroom family home | 70% site coverage | solar-heated pool | auction 28 May
This property presents a rare configuration in North Bondi: a four-bedroom home on a 225sqm lot with 70% site coverage, yielding 157sqm of internal space that feels generous for the suburb. The north-to-rear orientation delivers consistent natural light across living areas, while the solar-heated pool with gas backup and covered BBQ area extend usable outdoor space year-round. The primary suite with walk-in and built-in robes, plus a versatile fourth bedroom usable as a family lounge, suits buyers seeking genuine family accommodation rather than a weekend bolt-hole. The street profile shows 75% owner-occupiers and 91% long-term residents, indicating stable demand and limited turnover risk. Recent comparable sales on Roe Street suggest annual growth between 7% and 10%, reinforcing established value.
The flood overlay is the primary risk: it may affect insurance premiums and could narrow the buyer pool at resale, though no flood events are recorded for this elevation. The 10m ground level and 9m roof height mitigate exposure. The price guide band of $4.5M to $4.95M sits below the $4.9M achieved at 33 Roe Street eight years ago, suggesting potential value if the market softens. The rental estimate of $2,910 per week provides a 3.2% gross yield, acceptable for owner-occupiers but not for pure investors. The auction format on 28 May creates a defined timeline for due diligence. Hold this property as a long-term family home; its configuration and street character support capital growth in a supply-constrained pocket.
Detailed Independent Property Report prepared by PropCred Analyst team for 28 Roe Street, North Bondi NSW 2026
Checks found:
Value Risk
Liquidity Risk
1
Planning Risk
Income Risk
2
Execution Risk
2
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Market Insight
North Bondi is an iconic Eastern Suburbs beachside enclave positioned for affluent professionals and families. Demand is driven by its premier coastal lifestyle and vibrant community, attracting high-income buyers and downsizers to its diverse property mix. Recent house prices have stabilised with some softening, while the unit segment shows stronger momentum; the market moves at a measured pace compared to broader averages. Long-term growth fundamentals remain robust, supported by historical performance, though high entry points and variable recent performance present key considerations for buyers.
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PropCred Estimated Value
Bedrooms
4
Bathroom
3
Parking
2
Land
225m²
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