11 Yarran Street, Leeton NSW 2705

Large land in central Leeton | 5-bed potential vs listed 4 | Scarcity of large blocks | Value positioned in $600k-$700k range This property presents a compelling proposition based on its significant landholding of 1,130 square metres in a central location, a substantial rarity against the typical smaller suburban stock. The configuration, whether five bedrooms or four, offers superior functional space compared to the common three-bedroom, one-bathroom homes nearby, directly serving larger families or buyers seeking a long-term footprint with expansion potential. Its estimated value positioning acknowledges this scarcity premium, targeting a buyer segment that prioritises land size and internal capacity over turn-key finishes, for which no data exists. The primary risk mechanism is the clear data conflict on bedroom and bathroom counts, which represents a tangible valuation uncertainty that a buyer must resolve through due diligence. The absence of detail on building condition, age, and amenities shifts the investment thesis heavily toward land value, with the house itself potentially requiring capital. The commercial logic lies in securing a disproportionately large parcel in a established central area, where future subdivision or improvement could crystallise the latent value. Acquire this property strictly as a land play with improvement optionality, not for its current dwelling attributes. Recent sales in the immediate vicinity provide a baseline for the local market: – 1/10 Yarran Street: A three-bedroom, one-bathroom townhouse sold for $491,000 in early 2025. – 13 Yarran Street: A three-bedroom, one-bathroom house on 637m² sold for $220,000 in 2017. These transactions underscore the premium commanded for newer or more functional dwellings, while highlighting the significant land size differential of the subject property. The $700,000 estimate for 11 Yarran Street is justified by its far larger block and greater room count, but must be validated against the property’s actual verified condition and configuration.