2/146-148 Russell Avenue, Dolls Point NSW 2219
2/146-148 Russell Avenue, Dolls Point NSW 2219
2-bed unit | 1965 build | 72 m² | stable owner-occupier block | coastal pocket
This apartment holds a clear competitive edge in its size and configuration. At 72 m², it offers genuinely usable two-bedroom space, which is increasingly rare in older strata stock along this part of the coast. The 1965 build places it in a well-established low-rise block of 27 properties, where long-term owners dominate and turnover is low—this typically translates to a quieter, more predictable living environment and a building that is maintained with care rather than neglected for rental yield. For a downsizer seeking a manageable footprint close to the water, or a first-home buyer wanting a foothold in a beachside suburb without paying a premium for new construction, this unit fits squarely. The lack of detected flood, bushfire, or heritage overlays removes several layers of risk that often complicate older coastal properties, and the residential zoning on a substantial 1,424 m² site adds a layer of underlying security even though the unit itself sits within strata.
The value picture here is shaped more by condition and presentation than by the bones of the building. A mid-1960s apartment with a single bathroom and no detailed finish schedule means the interior could range from dated to refreshed, and that variance will materially affect what a buyer should be willing to pay. The stable owner-occupier profile in the block suggests common areas are likely in reasonable shape, but individual units in such buildings often carry original kitchens or bathrooms that require updating. The 1,424 m² site and 27-lot strata structure may also mean future special levies for capital works—roof, common wiring, or driveway repairs—are a realistic consideration. Proximity to the beach and the suburb’s established residential character support demand, but the lack of a stated aspect or view means the unit’s orientation could be neutral or even a constraint, which might narrow its appeal compared to brighter or more elevated lots in the same building.
|| Comparable Sales: 5/146-148 Russell Avenue sold undisclosed; 14/146-148 Russell Avenue sold $475k in 2014 | Property Price Band: $700K–$800K | Value Drivers: internal condition, orientation, and renovation level
Detailed Independent Property Report prepared by PropCred Analyst team for 2/146-148 Russell Avenue, Dolls Point NSW 2219
Checks found:
Value Risk
Liquidity Risk
Planning Risk
2
Income Risk
2
Execution Risk
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Market Insight
Dolls Point is a low-turnover bayside Sydney suburb where demand is led by professionals aged 30–39, childless couples, and first-home buyers or downsizers targeting apartments. The unit market, at a median of $855,000, has risen 33.9% over five years; house data are inconsistent due to just two sales, with medians of $3,550,000 (up 41.3% annually) against $2,450,000 (down 2.5%). Longer-term house CAGRs are 5.0% over 36 years but only 2.8% over ten, signalling maturity. Gross house rental yield is 2.1%, with median house rent at $740 weekly; units lease for $520–$580. The population contracted 1.7% between 2016 and 2021, and with such thin sales volume, liquidity risk is real. Future growth relies on long-term capital appreciation and bayside amenity, but house price levels, particularly above $3.5 million, pose obvious affordability constraints.
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PropCred Estimated Value
Comparable Sales: 5/146-148 Russell Avenue sold undisclosed; 14/146-148 Russell Avenue sold $475k in 2014 | Property Price Band: $700K–$800K | Value Drivers: internal condition, orientation, and renovation level
Bedrooms
2
Bathroom
1
Parking
-
Land
1424m²
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