1/2 Albion Street, Goulburn NSW 2580

| 2-bed unit on 1,119m² lot | rental yield 6.45% | flood overlay | above-average energy score 5.5 | suburb growth 11.6% | The buying case rests on the land-to-building ratio: a 55m² unit on a 1,119m² lot in a growing regional centre is structurally rare. For a buyer seeking yield, the current 6.45% gross return with established tenants at $370/week outperforms the suburb average of 3.3% by a wide margin. The flat street-frontage configuration, new reverse-cycle air conditioning, and built-in robes make this a low-maintenance hold for an investor targeting cash flow over capital gains. The above-average energy score of 5.5 adds to tenant appeal and reduces vacancy risk. The flood overlay is the material risk here, and it costs the buyer future redevelopment optionality , the land value is capped by that designation. The unit itself is small at 55m², so owner-occupier demand will be limited. However, the lot size and zoning within the Goulburn Mulwaree Council area create a long-term land banking logic if the flood risk is managed with insurance and due diligence. Hold this property for the rental income; treat the land as a patient option, not a near-term development play.