13/1283-1287 Pittwater Road, Narrabeen NSW 2101
13/1283-1287 Pittwater Road, Narrabeen NSW 2101
2-bed 2-bath 1-car | 111 m² boutique apartment | 150m level walk to Narrabeen Beach | Strong owner-occupier demand | Garden-facing quiet position likely
This unit sits in a small 25-property security block, a configuration that suits downsizers and beach-lovers seeking lock-and-leave living without the scale of a large complex. The 111 m² footprint is generous for a two-bedroom apartment, and the same-complex finishes—stone kitchen, stainless gas appliances, reverse-cycle air conditioning, internal laundry, secure parking with a private locker—point to a quality standard above typical dated beachside stock. The level 150-metre walk to the sand, plus nearby schools, shops, and buses, makes it a rare convenience play in a suburb where much of the apartment stock is older walk-ups. It serves best an owner-occupier wanting low-maintenance coastal living, though the rental profile—recent leases climbing from $730 to $795 weekly—also supports an investor targeting reliable yield.
The Pittwater Road address may bring traffic noise and corridor exposure, though the same-complex comparable sat at the rear with garden outlook and no overlooking, suggesting a quieter internal position is possible for this lot. The 2007 sale history implies a mid-2000s build, which typically means better insulation and modern layouts than 1980s stock, but strata levies and common property maintenance for a 25-unit block could be moderate. The 3.32% yield signal from a similar unit suggests capital values have run ahead of rental income, so price growth may rely on continued beachside demand rather than cash return. Floor level and exact orientation are unconfirmed, and either could shift the property’s appeal meaningfully—a ground-floor garden position versus an upper-level with light and breeze will read differently to buyers.
|| Comparable Sales: 2/1283-1287 Pittwater Road sold $1,325,000; 16/1283-1287 unit estimate $1.38M | Property Price Band: $1.3M–$1.4M | Value Drivers: 111 m² size, garden-facing quiet position, quality finishes and secure parking
Detailed Independent Property Report prepared by PropCred Analyst team for 13/1283-1287 Pittwater Road, Narrabeen NSW 2101
Checks found:
Value Risk
2
Liquidity Risk
2
Planning Risk
Income Risk
1
Execution Risk
1
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Market Insight
Narrabeen, on Sydney’s Northern Beaches, remains a tightly held coastal market: just 27 house sales in the past year, 60 days on market, and a median price of $4.25m after 41.67% annual growth. Units are softer – median $1.21m, down 6.56% annually, with 179 sales and 42 days on market. Long-term fundamentals are stronger: 5.8% compound growth over 36 years and a 130.8% decade gain to $1.985m. Lifestyle demand keeps pressure on freehold stock, but 59.5% of properties are strata-titled, limiting supply. Rental yields are modest: 2.43% for houses and 3.39% for units, with weekly rents of $898 and $825 respectively. Future appreciation hinges on rate settings; the market sits below its long-term trend, though recent stabilisation suggests a floor.
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PropCred Estimated Value
Comparable Sales: 2/1283-1287 Pittwater Road sold $1,325,000; 16/1283-1287 unit estimate $1.38M | Property Price Band: $1.3M–$1.4M | Value Drivers: 111 m² size, garden-facing quiet position, quality finishes and secure parking
Bedrooms
2
Bathroom
2
Parking
1
Land
1789m²
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