2004/88B Christie Street, St Leonards NSW 2065

Still listed four days | price gap of 23% between estimates | no recent comparable sales in building | yield is just 4.39% in a rising rate environment The risk here is valuation uncertainty: Domain sees $1.64m while property.com.au puts it at $1.468m, a $172k gap that signals either mispricing or stale data. Without recent sales in this building or street, a buyer has no concrete price anchor. The 4.39% yield underperforms the suburb average for units by roughly half a point, costing roughly $3k annually in lost rental income versus an equivalent property. This unit suits a long-term hold for owner-occupiers who value lifestyle over yield, not investors chasing cash flow. What makes this property competitively strong is the private winter garden balcony and dedicated study, rare in a 65m² two-bedroom floorplan. These features improve resale appeal against nearby units lacking home-office space. The Anzac Park and Cammeraygal school catchment adds family buyer depth. It serves professionals who want a lock-and-leave base with pool and gym, and downsizers valuing lift access and low maintenance. Next step is to challenge the agent with three sold comparables from buildings with similar size and age within 500 metres before making an offer.