113 Patonga Creek Patonga NSW 2256

4 bed house | 64% building coverage | flood & bushfire overlays | sold 2022 | school catchments distant This house presents a high-density build on a constrained lot, offering functional space in a limited-supply coastal location. Its recent resale history suggests active investor or upgrade buyer interest, with the current configuration maximising bedrooms for either a large family or a rental focused on group accommodation. The overlays mandate specific due diligence but do not preclude use. The primary risk is paying a premium over the estimated value in a cooling segment, evidenced by a zero percent auction clearance for similar houses. The opportunity lies in securing a tightly held property type, holding for long-term coastal demand or improving rental yield through the existing configuration. Proceed only with a valuation anchored to the 2022 sale and a detailed overlay impact report. Our analysis would pressure-test the list price against true comparable sales and detail mitigation costs for the flood and bushfire overlays. Two other four-bedroom houses in Patonga sold this year, providing a direct, if limited, comparison pool. The zero percent auction clearance rate for this property type indicates challenging selling conditions, placing greater emphasis on negotiated sale outcomes. This context makes the vendor’s current asking price ambitious against the recent sales evidence and estimated valuation range.