1/1 Miram Place, Ocean Shores NSW 2483

risk of bushfire overlay | strata complexities on 480sqm | rental yield below 4% | no NBN connection confirmed | 6-day listing with limited local sales reference The decision comes down to whether the buyer accepts the bushfire overlay as a manageable cost rather than a value risk. That overlay narrows the buyer pool and may increase insurance premiums by an estimated $800–$1,200 annually, and it reduces the property’s resale velocity compared to unencumbered homes. The opportunity lies in the townhouse being on a rare 480sqm lot in a quiet cul-de-sac, which supports stable rental demand from downsizers and small families, and the strata structure can be acceptable but demands scrutiny of the sinking fund. The plain judgment is that this holds better as a long-term owner-occupied home than as a high-yield investment, and it is unlikely to outperform the market on capital growth within five years without a premium location lift. What makes this competitively strong is the ground-floor master suite paired with two full bathrooms, a layout rare in Ocean Shores townhouses under $1.2 million. The 168sqm internal size offers genuine flexibility for a couple or small family to avoid the compromises of a standard apartment, and the recent 2017 sale gives a credible baseline for value if comparable sales data were available—without those sales, the $1.19 million estimate lacks local market support and should be treated as a ceiling rather than a floor. This property serves a buyer prioritising immediate livability and school catchment access over speculative gains. To anchor your decision, request the strata report and a bushfire assessment quote before any offer, then cross-check the $1.19 million estimate against at least three recent Ocean Shores sales of similar townhouses in cul-de-sacs unsued data gaps.