1/34 Lady Mary Drive, West Wyalong NSW 2671

Built in 2020 | townhouse only 202sqm | one bedroom one bathroom | lease locked to late 2026 at $1,612 monthly | yields 6.37% but capital upside limited by size. The critical risk here is lot size. At 202sqm with council rates over $2,300 a year, the land-to-improvement ratio is weak for West Wyalong where buyers typically want space and a yard for the price point. The fixed lease through mid-December 2026 protects income but also traps a buyer who might want to occupy or renovate. That monthly rental of $1,612 covers holding costs but not enough to generate strong cash flow after rates, insurance, and maintenance are accounted for. The property works as a low-touch investment for an out-of-area landlord but should not be purchased expecting meaningful capital growth given the constraint on subdivision or extension. What makes this townhouse competitive is its construction quality and tenancy profile. The blue-chip tenant on a fixed lease gives immediate income certainty rare in regional markets, and the neutral finishes plus single garage with internal access make it lettable to professionals or downsizers. The covered patio and small courtyard suit a low-maintenance lifestyle. This suits a passive investor seeking yield over appreciation, or a buyer wanting a lock-and-leave base with no yard work. With the auction scheduled for May 29 and offers accepted before, a pre-auction offer at the lower end of the $320,000-$365,000 estimate gives the best chance of securing a stabilized return without overpaying for the small footprint.