102 Clifford Street, Goulburn NSW 2580

Pending sale at $515k | valuation $405k | last sold $377k Nov 2024 | buyer paying 27% premium in three months | check contract conditions The decision rests on timing and price. Paying $515,000 for a property last acquired at $377,000 only months ago introduces immediate negative equity exposure if the market softens or finance conditions tighten. At an estimated rental of $390 to $460 per week, the yield sits between 3.9% and 4.6%, which is modest for a regional centre. This property is best held as a long-term hold for someone who intends to occupy or renovate, not as a short-term flip or yield play. If you need to sell within five years, the risk of loss is material. What is competitively strong here is the location. Walking distance to the CBD, Goulburn Public School and Base Hospital makes this a rare central terrace in a market dominated by detached houses. The two car spaces and modern kitchen reduce the need for immediate capital outlay, while the heritage overlay protects future density but signals stricter approval for alterations. This property suits an owner-occupier or a cautious investor who values low-maintenance holding over high returns. The NBN and gas heating are supporting comforts not deal drivers. To move forward, request the contract to review any vendor-finance terms and confirm the auction reserve history was fully disclosed.