32/22 Victoria Street, Berry NSW 2535

32/22 Victoria Street, Berry NSW 2535
Berry retirement villa | downsizer 2-bed unit | gated village with pool | flood and bushfire overlays | recent villa resold $1.075M Positioned within The Grange at Berry, this retirement-living unit offers 125 square metres of low-maintenance accommodation with two bedrooms, one bathroom, secure parking and a courtyard. The village setting adds a pool, clubhouse, lift access and emergency call support, suiting downsizers who want walkable access to Berry’s township without the upkeep of a detached house. It is one of a limited number of villas in a gated precinct, and recent resale activity within the same address group shows well-presented units here are being pursued by buyers willing to pay above initial purchase levels. This configuration serves a couple or single person planning a lifestyle move. Value may be tempered by the bushfire and flood overlays, which could weigh on insurance costs and lending restraint. The unit’s land component is shared within the village parcel, so capital growth may trail detached housing. Strong local demand for Berry’s lifestyle property might support resale, but the retirement zoning narrows the future buyer pool.
Detailed Independent Property Report prepared  by PropCred Analyst team for 32/22 Victoria Street, Berry NSW 2535
Checks found:
Value Risk ✓
Liquidity Risk ! 1
Planning Risk ✕ 2
Income Risk ! 1
Execution Risk ✕ 2
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Market Insight

Berry is positioned as a mature, established coastal town where outright ownership of detached houses on substantial land is the norm. Demand is driven predominantly by older, established couples seeking a lifestyle change, reflecting the suburb’s demographic profile. Recent market conditions show a softening in house prices with extended selling periods, indicating a recalibration. Future growth is tied to the enduring appeal of its regional setting and large land parcels, though the market faces headwinds from price sensitivity and limited transaction velocity.
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PropCred Estimated Value

A realistic price band for this unit is $935,000 to $1,035,000, informed by the recent sale of a comparable unit in the same village at $1,075,000.

Bedrooms

2

Bathroom

1

Parking

1

Land

2.72 ha

Research & Review Prepared by Brian Moon, Analyst · Reviewed by Matt Proctor, Principal Analyst
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