24 Kemp Street, Cumbalum NSW 2478

Good location | large block | no recent sale data for comparables | price range wide for area The property’s value sits entirely on its land component—an 802 m² block in Cumbalum that offers expansion potential or future subdivision. But without a confirmed prior sale or recent comparable transactions in the data, the buyer carries the risk of paying a premium for unknown upside. The asking range of $1.2m to $1.3m appears ambitious for a house with only four bedrooms and two bathrooms on that block size. The prudent approach is to treat this as a land play first, a house second. The four-bedroom layout and dual bathrooms make this viable for families seeking space, but the lack of disclosed recent updates or sale history weakens the negotiating hand. Its real strength is the lot size and location in Cumbalum, where larger blocks are becoming rare. The property suits a buyer with time to hold and the means to renovate or develop. If you are considering it, the next step is to commission your own comparable sales analysis for the immediate street and verify the property has not been over-improved for the neighbourhood.