148 Kangaroo Valley Road, Berry NSW 2535
148 Kangaroo Valley Road, Berry NSW 2535
Two-level family layout | Ground-floor ensuite | Solar & workshop | Berry lifestyle pocket | Potential overlay risk
The property is positioned as a two-level family house with a ground-floor ensuite bedroom, a configuration that is uncommon in Berry’s established lifestyle market. Its solar panels and hot water, workshop, open fireplace, and covered outdoor entertaining are considered a premium package, appealing most to upgraders, tree-changers, and owner-occupiers seeking a semi-rural feel with village convenience. The mature, leafy outlook and fully fenced grounds are likely to be valued for privacy and family use.
The property’s value may be shaped by its land size and aspect, which are known to vary along this road; a premium may be commanded by a larger, north-facing site, whereas interest might be tempered by a smaller or shaded one. Insurance and perceived risk may be affected by potential bushfire or flood overlays, as observed in the broader locality, and verification of the exact parcel is advised. A stronger price outcome may also be supported by the condition of solar systems, workshop, and finishes.
>> Comparable Sales: 7 Kangaroo Valley Rd $880k (2021) | Property Price Band: $1.2M–$1.3M | Value Drivers: land size, layout, solar/workshop
Detailed Independent Property Report prepared by PropCred Analyst team for 148 Kangaroo Valley Road, Berry NSW 2535
Checks found:
Value Risk
Liquidity Risk
1
Planning Risk
2
Income Risk
Execution Risk
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Market Insight
Berry, a NSW South Coast regional town, positions on large blocks up to 2ha, with active local agencies and a local K-6 school. Demand is driven by older, childless couples: average age 58, 53% over 55, 58% childless, and 52% owning outright. House medians range $1.61M–$1.7M, but growth varies sharply, from +4.7% to –26.3% across sources. Sales are thin at 55–67 houses annually, and days on market stretch 111–242, signalling an illiquid market. Gross yields remain low for houses (2.6–2.9%), though house rents rose 13.3% to $850 weekly. Future drivers include high-value sales up to $4.075M on 2ha+ blocks and scarce rental supply, but affordability, negative price momentum, and rate sensitivity are key constraints.
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PropCred Estimated Value
Bedrooms
4
Bathroom
3
Parking
2
Land
4004m²
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