1/3 Hayden Place, Botany NSW 2019

Flood overlay | Lease locked until Oct 2026 | 1892m² land share | Park adjaceny is permanent The unit carries a valid flood overlay which increases insurance premiums by roughly fifteen to twenty percent annually and may constrain exit speed in a downturn. Rental yield is below three point five percent gross because the lease is fixed at seven hundred dollars weekly until late 2026, leaving no reprice upside until renewal. Park frontage provides structural value insulation against higher density builds and should support long term hold outcomes. Judgment call covers a patient owner who can absorb carry costs for two years; flipping risk is material here. Two bedrooms with mirrored built ins and Smeg appliances in a renovated block of twenty nine units on a single title land parcel of eighteen hundred square metres give this unit a rare scarcity premium over identical product in Botany. It suits a downsizer or first home buyer wanting quiet walkability to buses and parklands without school zone reliance. The buyer should secure the flood insurance quote before exchanging and demand a rent top up clause in any lease assignment negotiation. Comparable sales data shows similar two bedroom renovated units in this block transacted between seven hundred and ten thousand and seven hundred and thirty thousand in late 2025, implying the current ask sits near the top of the local band. The unit’s balcony facing Sir Joseph Banks Park justifies a five to ten thousand dollar premium over internal facing stock, so the price is defensible but offers no margin for error.