45 Cullen Bay Cres, Larrakeyah NT 0820
45 Cullen Bay Cres, Larrakeyah NT 0820
Detached waterfront-adjacent house | Marina precinct cachet | Tight supply of large family stock | Owner-occupier and executive demand | Price set by land and configuration
This property sits in a tightly held, marina-adjacent pocket of Larrakeyah where detached houses are genuinely scarce and rarely offered. The street itself mixes townhouses with larger family homes, and the detached format here places it in the upper tier of local stock — the kind of residence that appeals to executive buyers, downsizers seeking space without leaving the city fringe, and families who want secure parking, multiple bedrooms, and proximity to the Darwin CBD, the Esplanade, and waterfront leisure. The competitive edge is configuration: larger floor plans, multiple bathrooms, and generous parking allocations are not typical of the area’s townhouse supply, so a house of this scale commands attention from a narrower but more committed buyer pool. It serves best those prioritising permanent residence over investment turnover, given the area’s low vacancy and strong owner-occupier character.
The value picture may hinge on how the internal condition compares with the street’s newer or renovated stock, as some nearby houses carry early-2000s build dates and dated finishes that can temper price growth. Land size and layout will likely matter more than absolute floor area, since buyers here pay for outdoor space, parking flexibility, and the sense of openness. A fully tiled or refreshed interior might push the property toward the top of its local band, while deferred maintenance could leave room for negotiation. The absence of flood or bushfire overlays on adjacent lots suggests limited environmental risk, and the marina setting may support steady demand even in softer markets, but the final price will depend on how well the house presents against comparable detached stock that has sold above the townhouse tier.
Detailed Independent Property Report prepared by PropCred Analyst team for 45 Cullen Bay Cres, Larrakeyah NT 0820
Checks found:
Value Risk
2
Liquidity Risk
2
Planning Risk
1
Income Risk
1
Execution Risk
1
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Market Insight
Larrakeyah, a compact Darwin suburb, is a high-yield, professionally oriented market. Demand is driven primarily by childless couples in professional occupations, with 20-29 year-olds the largest age cohort. House conditions are weak: median $554,000, with reported annual growth of -49.64% and 92 days on market. Units are steadier at $450,000, growing 1.24%, supported by a 0.82% vacancy rate. Gross rental yields are strong—5.81% for houses, 7.43% for units—with active unit turnover. Future drivers include waterfront infrastructure and continued professional demand, but low house sales (22 annually), sharp price volatility, and slow selling times remain key constraints.
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PropCred Estimated Value
Comparable Sales: 97 Cullen Bay Cres sold $1.35M (3-bed, 880m²); 67 Cullen Bay Cres sold $1.395M (5-bed) | Property Price Band: $1.0M–$1.2M | Value Drivers: Land size, internal condition, parking and layout flexibility
Bedrooms
5
Bathroom
3
Parking
2
Land
932m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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