13 Rosella Road, Empire Bay NSW 2257
13 Rosella Road, Empire Bay NSW 2257
Compact 367m² block | brick and tile 1995 build | three-bed two-bath layout | waterside walkability | flood and bushfire overlays
This house holds a clear competitive edge in Empire Bay through its genuinely low-maintenance format. The 1995 brick and tile construction, combined with a 171m² internal footprint, delivers a solid, single-level presence that suits both families wanting ease of living and downsizers seeking a practical waterside base. Its position within walking distance of the waterfront, shops, and transport strengthens everyday appeal, while the fully fenced garden and undercover entertaining area extend the living space without demanding heavy upkeep. The three-bedroom, two-bathroom configuration with a separate WC and built-in robes covers the essentials well, and the plantation shutters and floorboards throughout give a finished, move-in-ready feel. This property serves buyers prioritising convenience and condition over land size, and it competes strongly against older, larger blocks that require renovation effort.
Value may be shaped by the compact land size relative to nearby offerings, which could limit upside for those seeking expansion potential or a premium garden. The flood and bushfire overlays might influence insurance costs and buyer perception, though they do not appear to have suppressed prior transaction activity. The FTTN connection is a practical limitation for remote work or heavy data use, and the absence of a stated aspect or water view tempers lifestyle premium compared to elevated parcels. Rental demand appears solid, with estimates rising from $600 to $700+ per week since 2022, supporting investor interest, though the moderate yield suggests owner-occupier sentiment dominates. The 2022 sale at $845,000 provides a recent benchmark, and the broader street profile shows comparable transactions clustering in the $835k–$940k range, indicating steady, unspectacular growth.
Detailed Independent Property Report prepared by PropCred Analyst team for 13 Rosella Road, Empire Bay NSW 2257
Checks found:
Value Risk
2
Liquidity Risk
2
Planning Risk
Income Risk
2
Execution Risk
1
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Market Insight
Empire Bay, in postcode 2257 on the Central Coast, is positioned near Brisbane Water and has nine parks covering 28.1% of its 5.6 sq km. Demand is driven by established families and professionals, with 80.3% owner-occupied housing and the 40-59 age cohorts prominent. House prices over the past year range from $1.12m to $1.315m, with annual growth of just 0.2% and a 7.3% ten-year CAGR. Days on market are 49, and annual sales volume is 28. Long-term supply context is 1,852 sales over 36 years, or roughly 51 per annum. The low 5% strata share underscores a house-dominated market and, with the 7.3% long-run CAGR, underpins future demand, though affordability and a market near its long-term trend are constraints.
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PropCred Estimated Value
Comparable Sales: 40 Rosella Road sold at $845,000 (4-bed, 759m²); 87 Rosella Road marketed with $945/week rental return (5-bed, 404m²) | Property Price Band: $900K–$1M | Value Drivers: condition and presentation, compact land efficiency, waterside location convenience
Bedrooms
3
Bathroom
2
Parking
1
Land
367m²
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