28 Darley Road, Umina Beach NSW 2257

Refurbished family home | First sale in 34 years | Quiet street position | Flood overlay present | Pool and solar equipped. This property presents a compelling, low-turnover opportunity in a tightly held family precinct, with its recent refurbishment, generous 277sqm internal footprint, and four-bedroom plus sleepout configuration offering immediate utility for a growing or multi-generational household. The 520sqm parcel provides a meaningful land component for the area, and the home’s functional advantages-high ceilings, solar infrastructure, and a swimming pool-are aligned with enduring buyer preferences for space, efficiency, and lifestyle. It serves a specific buyer profile seeking a settled, character home in a quiet street, with the ‘first time in 34 years’ narrative underscoring both its original condition and the rarity of such a listing, which typically attracts strong local interest from those priced out of newer stock. The primary decision factor is the identified flood overlay, a tangible risk that necessitates immediate due diligence via a council flood study and specialist insurance consultation, as it can impact both ongoing costs and future liquidity. The price guide sits notably above both the automated valuation and the suburb median for three-bedroom homes, a premium justified only by its larger size, superior condition, and scarcity of supply, not by its land value alone. Proceed with a conditional offer contingent on flood verification, targeting the lower half of the advertised range; this property is best acquired as a long-term family holding where its spatial and lifestyle benefits can be fully absorbed over time, rather than as a short-term vehicle. Recent nearby sales provide critical context for this price positioning. While direct four-bedroom comparables are limited, the active listing activity in the immediate area signals sustained demand. The guide of $1.5-$1.6m seeks a premium for this home’s full refurbishment, larger block, and pool, setting a benchmark that requires validation against final sale prices of these pending transactions. Your offer must be anchored by these eventual market outcomes, not the asking price.