38 Altesse Avenue, Moama NSW 2731

4 bed, 4 bath on 2000m² | rare large allotment in new estate | proximate to Grammar school & parkland | positioned above typical land parcels. This property presents a distinct configuration for the estate, combining a substantial landholding with a high bedroom and bathroom count that is uncommon in a market dominated by newer 4/2/2 designs. Its position within The Vines development capitalises on the premium placed on modern, estate-style living with direct access to planned amenities, serving families seeking space and proximity to the noted private school and recreational reserves. The scale of the allotment offers a scarcity value that typical 900m² lots cannot match, anchoring its price point firmly within the spectrum for newly constructed homes rather than vacant land. The decision hinges on reconciling the premium for land size against the absence of a specific build detail, introducing valuation risk against the more transparent off-the-plan comparables. Your capital is exposed to the cost of bridging the information gap on build quality and layout, which must be justified by the enduring utility of the larger parcel. The active rental demand for four-bedroom homes provides a logical income pathway, but the significant distance to the nearest public high school imposes a long-term lifestyle cost for certain buyers. Proceed with a builder’s inspection to crystallise the property’s value, positioning it as a long-term family holding to amortise the land premium over time. Recent street sales provide context: land at 36 Altesse Avenue sold for $290,000 in December 2023, while 23 and 40 Altesse Avenue transacted at $280,000. A larger 910m² block at 28 Altesse Avenue sold, with the price withheld, and a recent sale at 27 Altesse Avenue achieved $315,000. This establishes a land value benchmark of approximately $280,000 to $315,000 for standard-sized lots, making the $722,150 ask for number 38 a function of the completed house and its exceptional 2000m² parcel. The pricing aligns with new construction, as seen in the nearby off-the-plan example at $716,350, confirming the market will pay a premium for a turnkey product in this location.