86 Nutleys Creek Road, Bermagui NSW 2546

Large rural lot | Inconsistent bedroom/bathroom data | Last sold 2001 | School catchments established | Comparable sales activity present. This property’s primary competitive strength is its substantial, approximately one-hectare landholding within a defined school catchment, a rare offering in the Bermagui area that provides long-term utility and scarcity value. The significant discrepancy in reported bedroom and bathroom counts between listings, however, indicates a property that is either fundamentally misrepresented or has undergone unverified alterations. This serves a buyer seeking land size over immediate turnkey condition, with the configuration suitable for a renovation or rebuild project capitalising on the established rural-residential setting. The central risk is the cost of due diligence to resolve the structural and compliance unknowns behind the conflicting listings, directly impacting finance and insurance. The opportunity lies in acquiring a large parcel at a potential discount to the $1.8 million asking price, given its dated sale history and data inconsistencies. Treat this as a land purchase with a dwelling requiring verification; its holding use is contingent on a rigorous building and pest inspection, with a view to a value-add renovation or redevelopment. Recent Bermagui sales provide context: 42 Murrah St at $1,145,000 (919m², 4 beds) and 5 Callow Pl at $1,350,000 (670m², 5 beds). These indicate stronger value per square metre for smaller, modernised lots. This property’s value proposition hinges entirely on the premium a buyer assigns to its tenfold larger land area, not on its current dwelling’s contested configuration or condition.