21 Prince Street, Goulburn NSW 2580

Ground floor brick only | NBN FTTN not FTTP | 651sqm yields no premium | no heritage overlay protection The offer process carries an asymmetry risk: the property listed without a price guide creates a blind negotiation where comparable data suggests a $510k–$690k band, but the lack of scheduled inspections means buyers cannot verify the satellite-derived 180sqm floor area before committing. The 2017 purchase at $335k implies the seller holds significant equity, making them less motivated for a quick sale, which compresses your negotiation leverage. The 651sqm block in a sought-after street without heritage overlay grants genuine future subdivision optionality if the 28% site coverage allows secondary dwelling potential, making this best held as a long-term hold or a renovation-to-equity play rather than a flipper. What is competitively rare here is the combination of a solid brick house with a dedicated dining room and large deck on a private leafy block in a highly regarded street—features typically commanding $600k+ in Goulburn based on comparable two-bedroom sales near Wollondilly Public catchment. This suits the downsizer seeking single-level living or the first home buyer who values established gardens over cosmetic finish, but the FTTN connectivity and 5G coverage merely support rather than drive value. The absence of bushfire and flood overlays removes two of the most common buyer anxieties in regional NSW, adding a quiet insurance premium to your position. The $530k–$660k range from property data with 80% confidence on floor area means a buyer should budget for a professional measurement report before any offer; that single step eliminates the largest valuation uncertainty in this deal.