12/224 Beach Road, Batehaven NSW 2536
12/224 Beach Road, Batehaven NSW 2536
Rear-of-complex privacy | 3-bed 2-bath 2-car layout | 133 sqm coastal unit | Opposite Corrigans Beach | 2016 build
This apartment holds a genuine competitive edge in Batehaven’s beachside market. At 133 sqm with three bedrooms, two bathrooms, and tandem parking, it sits at the larger, better-equipped end of the local strata stock, where most units are smaller and offer fewer amenities. Its rear positioning within The Sands delivers a quieter, more private setting than front-facing units, while the direct beach proximity and level stroll to the village shops, cafés, and supermarket make it particularly suited to downsizers or retirees seeking low-maintenance coastal living without sacrificing convenience. The 2016 construction year, granite benchtops, oversized main bathroom, and main bedroom with private ensuite and balcony further lift it above older, tired stock in the area. Holiday-home buyers and investors also find appeal here, given the strong rental demand for furnished, beach-adjacent units, though the property’s size and finish quality likely attract owner-occupiers most.
The bushfire overlay detected on nearby properties may affect insurance premiums and should be weighed when budgeting ongoing costs. Strata levies in this coastal market are meaningful, as are council rates, so the full holding cost picture matters. The absence of a confirmed water view or formal aspect means value rests primarily on configuration, condition, and location rather than outlook. The 2024 purchase of a similar unit in the same building at $690,000, followed by a 2025 sale at $640,000, suggests some price softening in this complex, which may indicate negotiation room. The 2016 transfer of a smaller 3-bed, 1-bath unit at $335,000 highlights how much configuration and upgrades influence price here. Buyers should verify floor level and exact aspect, as these could subtly affect light and breeze, though the morning breeze from the main balcony is a noted positive.
|| Comparable Sales: 6/224 Beach Road sold $640,000 Oct 2025; 6/224 Beach Road purchased $690,000 Sep 2024 | Property Price Band: $600,000–$700,000 | Value Drivers: 133 sqm layout, rear privacy, 2016 build quality
Detailed Independent Property Report prepared by PropCred Analyst team for 12/224 Beach Road, Batehaven NSW 2536
Checks found:
Value Risk
2
Liquidity Risk
Planning Risk
Income Risk
1
Execution Risk
2
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Market Insight
Batehaven, a coastal suburb on the NSW South Coast, is positioned as a lifestyle market with broad buyer appeal. Demand is led by families, retirees, and coastal-lifestyle buyers, supported by a diverse housing mix—29.6% strata—and a 10-year CAGR of 5.8%. Recent conditions are softer. Median house prices sit between $750,000 and $790,000 depending on source, with annual growth ranging from -1.3% to -6.25%. Houses average 56 days on market, although three- and four-bedroom stock takes around 105–108 days. Units are mixed: one series shows $472,500 (-2.98%), another $527,500 (+12.2%). Rents are healthy: houses $540–$550 per week with gross yields of 3.7–4.01%; units $420–$425 per week with yields of 4.4–4.55%. Annual sales volume is thin at 37–45 houses, a constraint for liquidity. The aggregate house price of $607,458 remains well below the NSW state average of $1,211,507, and a Boomscore of 45/100 suggests a balanced market. Future growth drivers include coastal amenity access and sustained demand for NSW coastal property, with the key risk being the recent negative trajectory and low turnover.
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PropCred Estimated Value
Comparable Sales: 6/224 Beach Road sold $640,000 Oct 2025; 6/224 Beach Road purchased $690,000 Sep 2024 | Property Price Band: $600,000–$700,000 | Value Drivers: 133 sqm layout, rear privacy, 2016 build quality
Bedrooms
3
Bathroom
2
Parking
2
Land
2153m²
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