16 Belah Glen, Bendalong NSW 2539
16 Belah Glen, Bendalong NSW 2539
Rare level 1466m² block | North Bendalong | 3-bedroom single-bathroom layout | 118m² internal area | Bushfire overlay present
This property offers a genuinely scarce combination of a large, level allotment in a coastal setting where such sites are increasingly subdivided. The 1466m² lot, with only 8% building coverage, provides significant future flexibility for extension or reconfiguration, which is the primary competitive advantage. The high ceilings and open-plan living create a sense of space that compensates for the modest internal footprint, and the covered entertainment area extends the usable living zone. This property best suits a buyer who values land position over immediate internal finish, and who has the capacity to invest in upgrades over time.
The bushfire overlay is a material risk that must be factored into any renovation or insurance cost projections, and it may constrain certain design changes. The single-bathroom configuration limits appeal for families or future resale, and the 1-living-area layout reduces flexibility for separate zones. However, the recent comparable sale at 14 Belah Glen confirms strong local demand, and the property’s position in a quiet street with school catchment access supports long-term value retention. The opportunity lies in acquiring a rare land holding at a price point that reflects the house’s current condition, with the potential to add value through targeted improvements.
Detailed Independent Property Report prepared by PropCred Analyst team for 16 Belah Glen, Bendalong NSW 2539
Checks found:
Value Risk
2
Liquidity Risk
Planning Risk
1
Income Risk
2
Execution Risk
2
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Market Insight
Bendalong is a tightly held coastal enclave within the Shoalhaven District, characterised by an older demographic profile and a market defined by extreme scarcity. Demand is driven predominantly by retirees and downsizers, drawn to the area’s lifestyle orientation, reflected in the suburb’s predominant age group of 60 to 69 years. The market exhibits a wide price spectrum, with recent transaction evidence pointing to a low-volume, high-value environment where properties can command a considerable premium. Future growth is underpinned by strong historical population expansion, though this is tempered by acute supply constraints, as annual sales volumes remain exceptionally low. The primary risk lies in the market’s thin liquidity, which can amplify price volatility and limit buyer choice.
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PropCred Estimated Value
Bedrooms
3
Bathroom
1
Parking
-
Land
1466m²
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