11/4 Leisure Close, Macquarie Park NSW 2113

Flood & bushfire risk detected | short on-market history limits price signal | yield below suburb unit median | recent same-close sale at $682k sets ceiling | premium over prior 2018 sale requires confidence in renovation value This property carries two measurable risk mechanisms: the flood and bushfire detection introduces latent insurance cost escalation and exit liquidity drag, typically eroding 3-5% of resale value in affected pockets, while the $682k same-close sale from 2025 sets an empirical ceiling unless the renovation materially outperforms that comparable. The opportunity lies in a buyer securing a renovated unit with no immediate capex, delivering a 5.18% gross yield that underperforms the suburb’s unit median yield, meaning the property positions as a stable low-maintenance hold rather than a yield-driven trade. Judgment: proceed only if acquisition cost lands comfortably below $682k to preserve equity margin. The fully renovated condition with modern kitchen, bathroom, and floorboards eliminates typical deferred maintenance risk, a competitive advantage against 44% of units in the building that are tenanted and likely unrenovated. The open-plan layout flowing to a wide balcony with leafy views is rare in Macquarie Park’s newer stock, providing a functional differentiator for owner-occupiers or premium renters. This unit best suits a buyer seeking a turnkey home with long hold horizon, who prioritises move-in readiness over capital growth uplift and can absorb the insurance premium from flagged risk factors. The $682k sale at 5/5 Leisure Close, settled within the past 12 months, provides the most direct comparable—same street, same building profile. That transaction establishes the realistic market floor and ceiling for this property, with the current offering’s renovation premium likely warranting no more than $10k-$15k uplift, not the implied guide band spread. Engage a building and pest inspector to verify the flood and bushfire detection specifics, then bid with that $682k anchor as your disciplined upper boundary.