22/210 Willoughby Road, Naremburn NSW 2065

Naremburn unit | 2-bed, 2-bath | 173 sqm | 2003 build | auction this month The primary risk here is buying into a soft market segment: Naremburn’s two-bedroom median sits at 1.3m, well below the 1.6m plus required for this unit, meaning any resale will rely on its size and parking advantage rather than location alone. With 62% auction clearance and 46 average days on market, a cautious buyer should price the risk of a slow exit at roughly 5-7% below recent comparables to account for liquidity drag. The opportunity lies in the 173sqm floorplan, which is roughly 30% larger than typical two-bedroom units in the area, and the consistent 6% annual appreciation since 2002 suggests this property holds value well in a stable corridor. Judgment call: this is a hold property for long-term stability, not a flip or short-term rental play. The buying case centers on rarity: a 173sqm apartment in a 2003 build near Crows Nest metro with no flood or heritage overlays is unusual for this price bracket. The open parking space is a mild compromise, but the school catchments and 5G coverage add utility for a professional couple or small family who walk to work and school. The best fit is a buyer seeking durable, low-maintenance city-fringe living with good resale protection, not a speculator chasing yield spikes. Look at recent sales from April 2022 at 1.7m and 2017 at 1.24m, which show a 37% increase over five years, confirming the suburb’s steady capital growth and justifying the premium over median unit prices. This data supports a confident bid near the lower estimate range if you intend to hold for seven-plus years.