13 Mcgirr Avenue, The Entrance NSW 2261

4-bed house on 556m² lot | larger land than street’s unit stock | positioned among long-held properties | R3 zoning potential nearby. This property presents a distinct configuration advantage within its immediate streetscape, where strata units dominate. A four-bedroom, two-bathroom house on a 556 square metre block offers a scarcity value, serving a buyer segment-families or long-term holders-that the prevalent unit stock cannot. Its land size aligns more closely with other houses on the street, suggesting it trades in a separate, typically higher-value bracket. The extended holding periods evident for 47% of street properties indicate a settled, owner-occupied character, which typically supports price stability and reduces speculative turnover. This house is best suited for a buyer seeking a permanent residence or a long-term investment, leveraging its relative rarity and land component against the smaller, more transient unit market. The primary risk is the absence of recent, direct comparable sales for a four-bedroom house on McGirr Avenue, creating valuation ambiguity. This costs the buyer certainty and may necessitate a conservative bid to buffer against potential overpayment. The opportunity lies in the underlying land value and the R3 medium-density zoning noted on a comparable property, which may signal future development potential in the area, though subject to council planning. A plain judgment is to treat this as a long-term hold to amortise the land premium and mitigate the current data gap; it is not a short-term trading proposition. Proceed with a disciplined offer anchored to the most relevant house comparables, not the unit sales. Recent sales on McGirr Avenue provide context: a three-bedroom, one-bathroom house at No. 11 sold for $900,000 after nine years, and a two-bedroom unit at 6/1-3 sold for $720,000 in February 2025. The subject property, with its extra bedroom, bathroom, and comparable land size, should command a premium over No. 11, while its detached format places it well above the strata unit price point. This infers a likely value positioning above $900,000, contingent on condition and aspect.