7A/7 Botany Street, Bondi Junction NSW 2022

Boutique townhome style | 2 bed, 2 bath configuration | Whole-site strata | Private oasis positioning This property presents a competitively strong offering within its complex, primarily due to its two-bathroom configuration, which is a rarity against the predominantly one-bathroom comparable units. The internal area of 154 square metres suggests a substantially larger floor plan than a standard apartment, aligning more with a townhome layout and offering a tangible point of differentiation. This unit is best suited for an owner-occupier seeking space and privacy within a managed complex, or an investor targeting a premium segment of the rental market where dual bathrooms and larger internal living areas command a significant rent premium and attract a wider pool of tenants. The decision hinges on the price achieved at auction against a market with thin recent sales evidence. The primary risk mechanism is paying a premium based on an outdated 2023 comparable, as the most relevant two-bedroom sale in the building is now over four years old and market conditions have shifted. The opportunity lies in securing a uniquely configured property below the suburb median for two-bedroom units, providing a logical entry point into the suburb with inherent scarcity value. Acquire only if the final price reflects a material discount to the suburb median, acknowledging the strata title; this property should be held for the medium term to realise the value of its superior layout. Recent sales within the same building at 7 Botany Street provide critical context: – 5/7 (1 bed, 1 bath): Sold Nov 2023 for $1.21m – 21/7 (1 bed, 1 bath): Sold Mar 2023 for $800k – 67/7 (2 bed, 1 bath): Sold Jan 2022 for $1.18m – 13/7 (1 bed, 1 bath): Sold Nov 2021 for $985k – 2/7 (2 bed, 1 bath): Sold Sep 2019 for $1.08m This data confirms the value of an additional bedroom and bathroom, with the two-bedroom, one-bathroom unit last selling for $1.18m in early 2022. Your target property’s second bathroom and larger area justify a premium above those figures, but the absence of a building sale in over a year introduces pricing uncertainty that must be leveraged in negotiations.